[LOGO] AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION

STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASENET
(DO NOT USE THIS FORM FOR MULTI-TENANT PROPERTY)

1. BASIC PROVISIONS ("BASIC PROVISIONS")

1.1    PARTIES:
This Lease ("LEASE"), dated for reference purposes only, April 18, 1997 is made by and between THE CARTER FAMILY INVESTMENT PARTNERSHIP L.P., a
California limited partnership ("LESSOR") and NATIONAL TELEPHONE & COMMUNICATIONS, INC. a Delaware corporation ("LESSEE"), (collectively the "PARTIES," or individually a "PARTY").

1.2    PREMISES:
That certain real property, including all improvements therein or to be provided by Lessor under the terms of this Lease, and commonly known by the street
address of                        located in the County of Orange, State of California and generally described as (describe
briefly the nature of the property) see Exhibit "A" ("PREMISES"). (See
Paragraph 2 for further provisions.)

1.3    TERM:
Five (5) years and Zero (0) months ("ORIGINAL TERM") commencing April 18, 1997 ("COMMENCEMENT DATE") and ending April 30, 2002
("EXPIRATION DATE"). (See Paragraph 3 for further provisions.)

1.4    EARLY
POSSESSION: N/A ("EARLY POSSESSION DATE") (See Paragraphs 3.2 and 3.3 for further provisions.)

1.5    BASE
RENT: $                  SEE EXHIBIT "B" per month ("BASE RENT"), payable on the first (1st) day of each month commencing as of the date hereof (See
Paragraph 4 for further provisions.)

/X/
If this box is checked, there are provisions in this Lease for the Base Rent to be adjusted.

1.6    BASE
RENT PAID UPON EXECUTION: $                  See Exhibit "B" attached hereto as Base Rent for the period April, 1997 (to be prorated).

1.7    SECURITY
DEPOSIT: $48,000 ("SECURITY DEPOSIT"). (See Paragraph 5 for further provisions.)

1.8    PERMITTED
USE: Office, research and development and all other legal uses. (See Paragraph 6 for further provisions.)

1.9    INSURING
PARTY: Lessor is the "INSURING PARTY" unless otherwise stated herein. (See Paragraph 8 for further provisions.)

1.10    REAL
ESTATE BROKERS: The following real estate brokers (collectively, the "BROKERS") and brokerage relationships exist in this transaction and are consented to by the
Parties (check applicable boxes):                        represents / / Lessor exclusively ("LESSOR'S BROKER"); / / both Lessor
and Lessee, and                        represents / / Lessee exclusively ("LESSEE'S
BROKER"); / / both Lessee and Lessor. (See Paragraph 15 for further provisions.)

1.11    GUARANTOR.
The obligations of the Lessee under this Lease are to be guaranteed by N/A ("GUARANTOR"). (See Paragraph 37 for further provisions.)

1.12    ADDENDA.
Attached hereto is an Addendum or Addenda consisting of Paragraphs 1 through 41 and Exhibits A and B all of which constitute a part of this Lease.

2. PREMISES.

2.1    LETTING.
Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at the rental, and upon all of the terms, covenants and
conditions set forth in this Lease. Unless otherwise provided herein, any statement of square footage set forth in this Lease, or that may have been used in calculating rental, is an approximation
which Lessor and Lessee agree is

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reasonable and the rental based thereon is not subject to revision whether or not the actual square footage is more or less.

2.4    ACCEPTANCE
OF PREMISES. Lessee hereby acknowledges: (a) that it has been advised by the Brokers to satisfy itself with respect to the condition of the Premises
(including but not limited to the electrical and fire sprinkler systems, security, environmental aspects, compliance with Applicable Law as defined in Paragraph 6.3) and the present and future
suitability of the Premises for Lessee's intended use, (b) that Lessee has made such investigation as it deems necessary with reference to such matters and assumes all responsibility therefor
as the same relate to Lessee's occupancy of the Premises and/or the term of this Lease, and (c) that neither Lessor, nor any of Lessor's agents, has made any oral or written representations or
warranties with respect to the said matters other than as set forth in this Lease.

2.5    LESSEE
PRIOR OWNER/OCCUPANT. The warranties made by Lessor in this Paragraph 2 shall be of no force or effect if immediately prior to the date set forth in
Paragraph 1.1 Lessee was the owner or occupant of the Premises. In such event, Lessee shall, at Lessee's sole cost and expense, correct any non-compliance of the Premises with said
warranties.

3. TERM.

3.1    TERM.
The Commencement Date, Expiration Date and Original Term of this Lease are as specified in Paragraph 1.3.

3.3    DELAY
IN POSSESSION. If for any reason Lessor cannot deliver possession of the Premises to Lessee as agreed herein by the Early Possession Date, if one is specified in
Paragraph 1.4, or, if no Early Possession Date is specified, by the Commencement Date, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this
Lease, or the obligations of Lessee hereunder, or extend the term hereof, but in such case, Lessee shall not, except as otherwise provided herein, be obligated to pay rent or perform any other
obligation of Lessee under the terms of this Lease until Lessor delivers possession of the Premises to Lessee.

4. RENT.

4.1BASE RENT.    Except as herein provided, Lessee shall cause payment of Base Rent and other rent or charges, as
the same may be adjusted from time to time, to be received by Lessor in lawful money of the United States, without abatement, offset or deduction, on or before the day on which it is due under the
terms of this Lease. Base Rent and all other rent and charges for any period during the term
hereof which is for less than one (1) full calendar month shall be prorated based upon the actual number of days of the calendar month involved. Payment of Base Rent and other charges shall be
made to Lessor at its address stated herein or to such other persons or at such other addresses as Lessor may from time to time designate in writing to Lessee.

5.    SECURITY
DEPOSIT. Lessee shall deposit with Lessor upon execution hereof the Security Deposit set forth in Paragraph 1.7 as security for Lessee's faithful
performance of Lessee's obligations under this Lease. If Lessee fails to pay Base Rent or other rent or charges due hereunder, or otherwise Defaults under this Lease (as defined in
Paragraph 13.1), Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount due Lessor or to reimburse or compensate Lessor for any liability,
cost, expense, loss or damage (including attorneys' fees) which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of said Security Deposit, Lessee shall within
ten (10) days after written request therefor deposit moneys with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. Any time the Base Rent increases
during the term of this Lease, Lessee shall, upon written request from Lessor, deposit additional moneys with Lessor sufficient to maintain the same ratio between the Security Deposit and the Base
Rent as those amounts are specified in the Basic Provisions. Lessor shall not be required to keep all or any part of the Security Deposit separate from its general accounts. Lessor shall, at the
expiration or earlier termination of the term hereof and after Lessee has vacated the Premises, return to Lessee (or, at Lessor's option, to the last assignee, if any, of Lessee's interest

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herein), that portion of the Security Deposit not used or applied by Lessor. Unless otherwise expressly agreed in writing by Lessor, no part of the Security Deposit shall be considered to be held in
trust, to bear interest or other increment for its use, or to be prepayment for any moneys to be paid by Lessee under this Lease.

6. USE.

6.1USE.    Lessee shall use and occupy the Premises only for the purposes set forth in Paragraph 1.8, or
any other use which is comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that creates waste or a nuisance, or that disturbs owners and/or
occupants of, or causes damage to, neighboring premises or properties.



(a)  REPORTABLE
USES REQUIRE CONSENT. The term "HAZARDOUS SUBSTANCE" as used in this Lease shall mean any product, substance, chemical, material or waste whose presence,
nature, quantity and/or intensity of existence, use, manufacture, disposal, transportation, spill, release or effect, either by itself or in combination with other materials expected to be on the
Premises, is either: (i) potentially injurious to the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or
(iii) a basis for liability of Lessor to any governmental agency or third party under any applicable statute or common law theory. Hazardous Substance shall include, but not be limited to,
hydrocarbons, petroleum, gasoline, crude oil or any products, by-products or fractions thereof. Lessee shall not engage in any activity in, on or about the Premises which constitutes a
Reportable Use (as hereinafter defined) of Hazardous Substances without the express prior written consent of Lessor, and compliance in a timely manner (at Lessee's sole cost and expense) with all
Applicable Law (as defined in Paragraph 6.3). "REPORTABLE USE" shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession,
storage, use, transportation, or disposal of a Hazardous Substance that requires a permit from, or with respect to which a report, notice, registration or business plan is required to be filed with,
any governmental authority. Reportable Use shall also include Lessee's being responsible for the presence in, on or about the Premises of a Hazardous Substance with respect to which any Applicable Law
requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may, without Lessor's prior consent, but in compliance
with all Applicable Laws, use any ordinary and customary materials reasonably required to be used by Lessee in the normal course of Lessee's business permitted on the Premises, so long as such use is
not a Reportable Use and does not expose the Premises or neighboring properties to any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition, Lessor may
(but without any obligation to do so) condition its consent to the use or presence of any Hazardous Substance, activity or storage tank by Lessee upon Lessee's giving Lessor such additional assurances
as Lessor, in its reasonable discretion, deems necessary to protect itself, the public, the Premises and the environment against damage, contamination or injury and/or liability therefrom or therefor,
including, but not limited to, the installation (and removal on or before Lease expiration or earlier termination) of reasonably necessary protective modifications to the Premises (such as concrete
encasements) and/or the deposit of an additional Security Deposit under Paragraph 8 hereof.

(b)  DUTY
TO INFORM LESSOR. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance, or a condition involving or resulting from same, has come to be
located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor. Lessee shall also immediately give
Lessor a copy of any statement, report, notice, registration, application, permit, business plan, license, claim, action or proceeding given to, or received from, any governmental authority or private
party, or persons entering or occupying the Premises, concerning the presence, spill, release, discharge of, or exposure to, any Hazardous Substance or contamination in, on, or about the Premises,
including but not limited to all such documents as may be involved in any Reportable Uses involving the Premises.

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(c)  INDEMNIFICATION.
Lessee shall indemnify, protect, defend and hold Lessor, its agents, employees, lenders and ground lessor, if any, and the Premises, harmless from and
against any and all loss of rents and/or damages, liabilities, judgments, costs, claims, liens, expenses, penalties, permits and attorney's and consultant's fees arising out of or involving any
Hazardous Substance or storage tank brought onto the Premises by or for Lessee or under Lessee's control. Lessee's obligations under this
Paragraph 6 shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of investigation
(including consultant's and attorney's fees and testing), removal, remediation, restoration and/or abatement thereof, or of any contamination therein involved, and shall survive the expiration or
earlier termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its obligations under this Lease with respect to
Hazardous Substances or storage tanks, unless specifically so agreed by Lessor in writing at the time of such agreement.

6.3    LESSEE'S
COMPLIANCE WITH LAW. Except as otherwise provided in this Lease, Lessee, shall, at Lessee's sole cost and expense, fully, diligently and in a timely manner,
comply with all "APPLICABLE LAW," which term is used in this Lease to include all laws, rules, regulations, ordinances, directives, covenants, easements and restrictions of record, permits, the
requirements of any applicable fire insurance underwriter or rating bureau, and the recommendations of Lessor's engineers and/or consultants, relating in any manner to the Premises (including but not
limited to matters pertaining to (i) industrial hygiene, (ii) environmental conditions on, in, under or about the Premises, including soil and groundwater conditions, and
(iii) the use, generation, manufacture, production, installation, maintenance, removal, transportation, storage, spill or release of any Hazardous Substance or storage tank), now in effect or
which may hereafter come into effect, and whether or not reflecting a change in policy from any previously existing policy. Lessee shall, within five (5) days after receipt of Lessor's written
request, provide Lessor with copies of all documents and information, including, but not limited to, permits, registrations, manifests, applications, reports and certificates, evidencing Lessee's
compliance with any Applicable Law specified by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice,
citation, warning, complaint or report pertaining to or involving failure by Lessee or the Premises to comply with any Applicable Law.

6.4    INSPECTION;
COMPLIANCE. Lessor and Lessor's Lender(s) (as defined in Paragraph 8.3(a)) shall have the right to enter the Premises at any time, in the case of an
emergency, and otherwise at reasonable times, for the purpose of inspecting the condition of the Premises and for verifying compliance by Lessee with this Lease and all Applicable Laws (as defined in
Paragraph 6.3), and to employ experts and/or consultants in connection therewith and/or to advise Lessor with respect to Lessee's activities, including but not limited to the installation,
operation, use, monitoring, maintenance, or removal of any Hazardous Substance or storage tank on or from the Premises. The costs and expenses of any such inspections shall be paid by the party
requesting same, unless a Default or Breach of this Lease, violation of Applicable Law, or a contamination, caused or materially contributed to by Lessee is found to exist or be imminent, or unless
the inspection is requested or ordered by a governmental authority as the result of any such existing or imminent violation or contamination. In any such case, Lessee shall upon request reimburse
Lessor or Lessor's Lender, as the case may be, for the costs and expenses of such inspections.

7. MAINTENANCE; REPAIRS; UTILITY INSTALLATIONS; TRADE FIXTURES AND ALTERATIONS.



(a)  Subject
to the provisions of Paragraphs 2.2. (Lessor's warranty as to condition), 2.3 (Lessor's warranty as to compliance with covenants, etc.) 7.2 (Lessor's obligations
to repair), 9 (damage and destruction), and 14 (condemnation), Lessee shall, at Lessee's sole cost and expense and at all times, keep the Premises and every part thereof in good order, condition and
repair, structural and

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non-structural (whether or not such portion of the Premises requiring repair, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not the
need for such repairs occurs as a result of Lessee's use, any prior use, the elements or the age of such portion of the Premises), including, without limiting the generality of the foregoing all
equipment or facilities serving the Premises, such as plumbing, heating, air conditioning, ventilating, electrical, lighting facilities, boilers, fired or unfired pressure vessels, fire sprinkler
and/or standpipe and hose or other automatic fire extinguishing system, including fire alarm and/or smoke detection systems and equipment, fire hydrants, fixtures, walls (interior and exterior),
foundations, ceilings, roofs, floors, windows, doors, plate glass, skylight, landscaping, driveways, parking lots, fences, retaining walls, signs, sidewalks and parkways located in, on, about, or
adjacent to the Premises. Lessees shall not cause or permit any Hazardous Substance to be spilled or released in, on, under or about the Premises (including through the plumbing or sanitary sewer
system) and shall promptly, at Lessee's expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination
of, and for the maintenance, security and/or monitoring of the Premises, the elements surrounding same, or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining
to or involving any Hazardous Substance and/or storage tank brought onto the Premises by or for Lessee or under its control. Lessee, in keeping the Premises in good order, condition and repair, shall
exercise and perform good maintenance practices. Lessee's obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part
thereof in good order, condition and state of repair. If Lessee occupies the Premises for seven (7) years or more, Lessor may require Lessee to repaint the exterior of the buildings on the
Premises as reasonably required, but not more frequently than once every seven (7) years.

(b)  Lessee
shall, at Lessee's sole cost and expense, procure and maintain contracts, with copies to Lessor, in customary form and substance for, and with contractors
specializing and experienced in, the inspection, maintenance and service of the following equipment and improvements, if any, located on the Premises: (i) heating, air conditioning and
ventilation equipment, (ii) boiler, fired or unfired pressure vessels, (iii) fire sprinkler and/or standpipe and hose or other automatic fire extinguishing systems, including fire alarm
and/or smoke detection, (iv) landscaping and irrigation system, (v) roof covering and drain maintenance and (vi) asphalt and parking lot maintenance.

7.2    LESSOR'S
OBLIGATIONS. It is intended by the Parties hereto that Lessor have no obligation, in any manner whatsoever, to repair and maintain the Premises the improvements
located thereon, or the equipment therein, whether structural or non structural, all of which obligations are intended to be that of the Lessee under Paragraph 7.1 hereof. It is the intention
of the Parties that the terms of this Lease govern the respective obligations of the Parties as to maintenance and repair of the Premises. Lessee and Lessor expressly waive the benefit of any statute
now or hereafter in effect to the extent it is inconsistent with the terms of this Lease with respect to, or which affords Lessee the right to make repairs at the expense of Lessor or to terminate
this Lease by reason of any needed repairs.



(a)DEFINITIONS; CONSENT REQUIRED.    The term "Utility Installations" is used in this Lease to refer to all
carpeting, window coverings, air lines, power panels, electrical distribution, security, fire protection systems, communication systems, lighting fixtures, heating, ventilating, and air conditioning
equipment, plumbing, and fencing in, on or about the Premises. The term "Trade Fixtures" shall mean Lessee's machinery and equipment that can be removed without doing material damage to the Premises.
The term "Alterations" shall mean any modification of the improvements on the Premises from that which are provided by Lessor under the terms of this Lease, other than Utility Installations or Trade
Fixtures, whether by addition or deletion. "Lessee Owned Alterations and/or Utility Installations" are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by
Lessor as defined in Paragraph 7.4(a). Lessee shall not make any Alterations or Utility Installations in, on, under or about the Premises without Lessor's prior written consent. Lessee may,
however, make non-structural Utility Installations to the interior of the Premises (excluding the roof),

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as long as they are not visible from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, and the cumulative cost thereof during the term of this Lease as
extended does not exceed $25,000, provided Lessee furnishes Lessor with plans and specifications and all other items specified in Paragraph 7.3(b).

(b)    CONSENT.
Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written
form with proposed detailed plans. All consents given by Lessor, whether by virtue of Paragraph 7.3(a) or by subsequent specific consent, shall be deemed conditioned upon: (i) Lessee's
acquiring all applicable permits required by governmental authorities, (ii) the furnishing of copies of such permits together with a copy of the plans and specifications for the Alteration or
Utility Installation to Lessor prior to commencement of the work thereon, and (iii) the compliance by Lessee with all conditions of said permits in a prompt and expeditious manner. Any
Alterations or Utility Installations by Lessee during the term of this Lease shall be done in a good and workmanlike manner, with good and sufficient materials, and in compliance with all Applicable
Law. Lessee shall promptly upon completion thereof furnish Lessor with as-built plans and specifications therefor. Lessor may (but without obligation to do so) condition its consent to any
requested Alteration or Utility Installation that costs $10,000 or more upon Lessee's providing Lessor with a lien and completion bond in an amount equal to one and one-half times the
estimated cost of such Alteration or Utility Installation and/or upon Lessee's posting an additional Security Deposit with Lessor under Paragraph 36 hereof.

(c)    INDEMNIFICATION.
Lessee shall pay, when due, all claims for labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the
Premises, which claims are or may be secured by any mechanics' or materialman's lien against the Premises or any interest therein. Lessee shall give Lessor not less than ten (10) days written
notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility in or on the Premises as provided by law.
If Lessee shall, in good faith, contest the validity of any such lien, claim or demand. Then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and
shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Lessor or the Premises. If Lessor shall require, Lessee shall furnish to Lessor
a surety bond satisfactory to Lessor in an amount equal to one and one-half times the amount of such contested lien, claim or demand indemnifying Lessor against liability for the same, as
required by law for the holding of the Premises free from the effect of such lien or claim. In addition, Lessor may require Lessee to pay Lessor's attorney's fees and costs in participating in such
action if Lessor shall decide it is to its best interest to do so.



(a)  OWNERSHIP.
Subject to Lessor's right to require their removal or become the owner thereof as hereinafter provided in this Paragraph 7.4 all Alterations and
Utility Additions made to the Premises by Lessee shall be the property of and owned by Lessee, but considered a part of the Premises. Lessor may, at any time and at its option, elect in writing to
Lessee to be the owner of all or any specified part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per subparagraph 7.4(b) hereof, all Lessee Owned Alterations
and Utility Installations shall, at the expiration or earlier termination of this Lease, become the property of Lessor and remain upon and be surrendered by Lessee with the Premises.

(b)  REMOVAL.
Unless otherwise agreed in writing, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or earlier
termination of this Lease, notwithstanding their installation may have been consented to by Lessor. Lessor may require the removal at any time of all or any part of any Lessee Owned Alterations or
Utility Installations made without the required consent of Lessor.

(c)  SURRENDER/RESTORATION.
Lessee shall surrender the Premises by the end of the last day of the Lessee term or any earlier termination date, with all of the improvements,
parts and surfaces thereof clean and free of debris and in good operating order, condition and state of repair, ordinary

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wear and tear excepted. "Ordinary wear and tear" shall not include any damage or deterioration that would have been prevented by good maintenance practice or by Lessee performing all of its
obligations under this Lease. Except as otherwise agreed or specified in writing by Lessor, the Premises, as surrendered, shall include the Utility Installations. The obligation of Lessee shall
include the repair of any damage occasioned by the installation, maintenance or removal of Lessee's Trade Fixtures, furnishings, equipment, and Alterations and/or Utility Installations, as well as the
removal of any storage tank installed by or for Lessee, and the removal, replacement, or remediation of any soil, material or ground water contaminated by Lessee, all as may then be required by
Applicable Law and/or good practice. Lessee's Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee subject to its obligation to repair and restore the Premises per this
Lease.

8. INSURANCE: INDEMNITY.

8.1  PAYMENT
FOR INSURANCE. Regardless of whether the Lessor or Lessee is the insuring Party, Lessee shall pay for all insurance required under this Paragraph 8 except
to the extent of the cost attributable to liability insurance carried by Lessor in excess of $3,000,000 per occurrence. Premiums for policy periods commencing prior to or extending beyond the Lease
term shall be prorated to correspond to the Lease term. Payment shall be made by Lessee to Lessor within ten (10) days following receipt of an invoice for any amount due.



(a)  CARRIED
BY LESSEE. Lessee shall obtain and keep in force during the term of this Lease a Commercial General Liability policy of insurance protecting Lessee and Lessor
(as an additional insured) against claims for bodily injury, personal injury and property damage based upon, involving or arising out of the ownership, use, occupancy or maintenance of the Premises
and all areas appurtenant thereto. Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $3,000,000 per occurrence with an "Additional insured
Managers or Lessors of Premises Endorsement and contain the "Amendment of the Pollution Exclusion" for damage caused by heat, smoke or fumes from a hostile fire. The policy shall not contain any
intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as an "insured contract" for the performance of Lessee's
indemnity obligations under this Lease. The limits of said insurance required by this Lease or as carried by Lessee shall not, however, limit the liability of Lessee nor relieve Lessee of any
obligation hereunder. All insurance to be carried by Lessee shall be primary to and not contributory with any similar insurance carried by Lessor, whose insurance shall be considered excess insurance
only.

(b)  CARRIED
BY LESSOR. In the event Lessor is the Insuring Party, Lessor shall also maintain liability insurance described in Paragraph 8.2(a) above. In addition to,
and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein.



(a)  BUILDING
AND IMPROVEMENTS. The Insuring Party shall obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor with loss payable
to Lessor and to the holders of any mortgages, deeds of trust or ground leases on the Premises ("Lender(s)"), insuring loss or damage to the Premises. The amount of such insurance shall be equal to
the full replacement cost of the Premises, as the same shall exist from time to time, or the amount required by Lenders, but in no event more than the commercially reasonable and available insurable
value thereof if, by reason of the unique nature or age of the improvements involved, such latter amount is less than full replacement cost. If Lessor is the Insuring Party, however, Lessee Owned
Alterations and Utility Installations shall be insured by Lessee under Paragraph 8.4 rather than by Lessor. If the coverage is available and commercially appropriate, such policy or policies
shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake unless required by a Lender), including coverage for any additional costs resulting from
debris removal and reasonable amounts of coverage for the enforcement of any ordinance or law regulating the reconstruction or replacement of

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any undamaged sections of the Premises required to be demolished or removed by reason of the enforcement of any building, zoning, safety or land use laws as the result of a covered cause of loss.
Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual
property insurance coverage amount by a factor of not less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are
located. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $1,000 per occurrence, and Lessee shall be liable for such deductible amount in the event of an
Insured Loss, as defined in Paragraph 9.1(c).

(b)  RENTAL
VALUE. The Insuring Party shall, in addition, obtain and keep in force during the term of this Lease a policy or policies in the name of Lessor with loss payable
to Lessor and Lenders(s), insuring the loss of the full rental and other charges payable by Lessee to Lessor under this Lease for one (1) year (including all real estate taxes, insurance costs,
and any scheduled rental increases). Said insurance shall provide that in the event the Lease is terminated by reason of an insured loss, the period of indemnity for such coverage shall be extended
beyond the date of the completion of repairs or replacement of the Premises, to provide for one full year's loss of rental revenues from the date of any such loss. Said insurance shall contain an
agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected rental income property taxes, insurance premium costs and
other expenses, if any, otherwise payable by Lessee, for
the next twelve (12) month period Lessee shall be liable for any deductible amount in the event of such loss.

(c)  ADJACENT
PREMISES. If the Premises are part of a larger building, or if the Premises are part of a group of buildings owned by Lessor which are adjacent to the Premises,
the Lessee shall pay for any increase in the premiums for the property insurance of such building or buildings if said increase is caused by Lessee's acts, omissions, use or occupancy of the Premises.

(d)  TENANT'S
IMPROVEMENTS. If the Lessor is the Insuring Party, the Lessor shall not be required to insure Lessee Owned Alterations and Utility Installations unless the item
in question has become the property of Lessor under the terms of this Lease. If Lessee is the Insuring Party, the policy carried by Lessee under this Paragraph 8.3 shall insure Lessee Owned
Alterations and Utility Installations.

8.4  LESSEE'S
PROPERTY INSURANCE. Subject to the requirements of Paragraph 8.5 Lessee at its cost shall either by separate policy or, at Lessor's option, by
endorsement to a policy already carried, maintain insurance coverage on all of the Lessee's personal property. Lessee Owned Alterations and Utility Installations in, on, or about the Premises similar
in coverage to that carried by the Insuring Party under Paragraph 8.3. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The
proceeds from any such insurance shall be used by Lessee for the replacement of personal property or the restoration of Lessee Owned Alterations and Utility Installations. Lessee shall be the Insuring
Party with respect to the insurance required by this Paragraph 8.4 and shall provide Lessor with written evidence that such insurance is in force.

8.5  INSURANCE
POLICIES. Insurance required hereunder shall be in companies duly licensed to transact business in the state where the Premises are located, and maintaining
during the policy term a "General Policyholders Rating" of at least B+, V, or such other rating as may be required by a Lender having a lien on the Premises, as set forth in the most current issue of
"Best's Insurance Guide." Lessee shall not do or permit to be done anything which shall invalidate the insurance policies referred to in this Paragraph 8. If Lessee is the Insuring Party,
Lessee shall cause to be delivered to Lessor certified copies of policies of such insurance of certificates evidencing the existence and amounts of such insurance with the insureds and loss payable
clauses as required by this Lease. No such policy shall be cancellable or subject to modification except after thirty (30) days prior written notice to Lessor Lessee shall at least thirty
(30) days prior to the expiration of such policies, furnish Lessor with evidence of renewals or "insurance binders" evidencing renewal thereof, or Lessor may order such insurance and charge the
cost thereof to Lessee, which amount shall be payable by Lessee to Lessor

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upon demand. If the Insuring Party shall fail to procure and maintain the insurance required to be carried by the Insuring Party under this Paragraph 8, the other Party may but shall not be
required to, procure and maintain the same, but at Lessee's expense.

8.6  WAIVER
OF SUBROGATION. Without affecting any other rights or remedies, Lessee and Lessor ("Waiving Party") each hereby release and relieve the other and waive their
entire right to recover
damages (whether in contract or in tort) against the other, for loss of or damage to the Waiving Party's property arising out of or incident to the perils required to be insured against under
Paragraph 8. The effect of such releases and waivers of the right to recover damages shall not be limited by the amount of insurance carried or required, or by any deductibles applicable
thereto.

8.7  INDEMNITY.
Except for Lessor's negligence and/or breach of express warranties. Lessee shall indemnity, protect, defend and hold harmless the Premises. Lessor and its
agents. Lessor's master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, costs, liens judgments, penalties, permits, attorney's and
consultant's fees, expenses and/or liabilities arising out of, involving, or in dealing with the occupancy of the Premises by Lessee, the conduct of Lessee's business, any act, omission or neglect of
Lessee, its agents, contractors, employees or invitees, and out of any Default or Breach by Lessee in the performance in a timely manner of any obligation on Lessee's part to be performed under this
Lease. The foregoing shall include, but not be limited to the defense or pursuit of any claim or any action or proceeding involved therein, and whether or not (in the case of claims made against
Lessor) litigated and/or reduced to judgment, and whether well founded or not. In case any action or proceeding be brought against Lessor by reason of any of the foregoing matters. Lessee upon notice
from Lessor shall defend the same at Lessee's expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such
claim in order to be so indemnified.

8.8  EXEMPTION
OF LESSOR FROM LIABILITY. Lessor shall not be liable for injury or damage to the person or goods, wares, merchandise or other property of Lessee. Lessee's
employees, contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is cause by or results from fire, steam electricity, gas, water or rain, or
from the breakage, leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures, or from any other cause, whether the said injury
or damage results from conditions arising upon the Premises or upon other portions of the building of which the Premises are a part, or from other sources or places, and regardless of whether the
cause of such damage or injury or the means of repairing the same is accessible or not. Lessor shall not be liable for any damages arising from any act or neglect of any other tenant of Lessor.
Notwithstanding Lessor's negligence or breach of this Lease. Lessor shall under no circumstances be liable for injury to Lessee's business or for any loss of income or profit therefrom.

9. DAMAGE OR DESTRUCTION



(a)  "PREMISES
PARTIAL DAMAGE" shall mean damage or destruction to the improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, the repair
cost of which damage or destruction is less than 50% of the then Replacement Cost of the Premises immediately prior to such damage or destruction, excluding from such calculation the value of the land
and Lessee Owned Alterations and Utility Installations.

(b)  "PREMISES
TOTAL DESTRUCTION" shall mean damage or destruction to the Premises, other than Lessee Owned Alterations and Utility installations the repair cost of which
damage or destruction is 50% or more of the then Replacement Cost of the Premises immediately prior to such damage or destruction, excluding from such calculation the value of the land and Lessee
Owned Alterations and Utility Installations.

(c)  "INSURED
LOSS" shall mean damage or destruction to improvements on the Premises, other than Lessee Owned Alterations and Utility Installations, which was caused by an
event required

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to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved.

(d)  "REPLACEMENT
COST" shall mean the cost to repair or rebuild the improvements owned by Lessor at the time of the occurrence to their condition existing immediately prior
thereto, including demolition, debris removal and upgrading required by the operation of applicable building codes, ordinances or laws, and without deduction for depreciation.

(e)  "HAZARDOUS
SUBSTANCE CONDITION" shall mean the occurrence or discovery of a condition involving the presence of, or a contamination by a Hazardous Substance as defined
in Paragraph 6.2(a), in, on, or under the Premises.

9.2    PARTIAL
DAMAGEINSURED LOSS. If a Premises Partial Damage occurs, then Lessee shall, at Lessee's expense, repair such damage (but not Lessee's Trade Fixtures
or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided, however, that Lessee shall, at Lessor's
election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make the insurance proceeds available to Lessee on a
reasonable basis for that purpose Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the insuring Party shall
promptly contribute the shortage in proceeds (except as to the deductible which is Lessee's responsibility) as and when required to complete said repairs. In the event, however, the shortage in
proceeds was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance coverage was not commercially reasonable and available. Lessor shall have no
obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless Lessee provides Lessor with the funds to cover same, or adequate assurance
thereof within ten (10) days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said ten
(10) day period, the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If Lessor does not receive
such funds or assurance within said period, Lessor may nevertheless elect by written notice to Lessee within ten (10) days thereafter to make such restoration and repair as is commercially
reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect. If in such case Lessor does not so elect, then this Lease shall terminate sixty
(60) days following the occurrence of the damage or destruction. Unless otherwise agreed, Lessee shall in no event have any right to reimbursement from Lessor for any funds contributed by
Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3 rather than Paragraph 9.2 notwithstanding that there
may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs made by either Party.

9.4    TOTAL
DESTRUCTION. Notwithstanding any other provision hereof, if a Premises Total Destruction occurs (including any destruction required by any authorized public
authority), this Lease shall terminate sixty (60) days following the date of such Premises Total Destruction, whether or not the damage or destruction is an insured Loss or was caused by a
negligent or willful act of Lessee. In the event, however, that the damage or destruction was caused by Lessee, Lessor shall have the right to recover Lessor's damages from Lessee except as released
and waived in Paragraph 8.6.

9.5    DAMAGE
NEAR END OF TERM. If at any time during the last six (6) months of the term of this Lease there is damage for which the cost to repair exceeds one
(1) month's Base Rent, whether or not an insured Loss, Lessor may, at Lessor's option, terminate this Lease effective (60) days following the date of occurrence of such damage by giving
written notice to Lessee of Lessor's election to do so within thirty (30) days after the date of occurrence of such damage. Provided, however, if Lessee at that time has an exercisable option
to extend this Lease or to purchase the Premises, then Lessee may preserve this Lease by, within twenty (20) days following the occurrence of the damage, or before the expiration of the time
provided in such option for its exercise, whichever is earlier ("Exercise Period"), (i) exercising such option and (ii) providing Lessor with any shortage in insurance

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proceeds (or adequate assurance thereof) needed to make the repairs. If Lessee duly exercises such option during said Exercise Period and provides Lessor with funds (or adequate assurance thereof) to
cover any shortage in insurance proceeds, Lessor shall, at Lessor's expense repair such damage as soon as reasonably possible and this Lease shall continue in full force and effect. If Lessee fails to
exercise such option and provide such funds or assurance during said Exercise Period, then Lessor may at Lessor's option terminate this Lease as of the expiration of said sixty (60) day period
following the occurrence of such damage by giving written notice to Lessee of Lessor's election to do so within ten (10) days after the expiration of the Exercise Period, notwithstanding any
term or provision in the grant of option to the contrary.



(a)  in
the event of damage described in Paragraph 9.2 (Partial Damage-Insured), whether or not Lessor or Lessee repairs or restores the Premises, the Base Rent, Real
Property Taxes, insurance premiums, and other charges, if any, payable by Lessee hereunder for the period during which such damage, its repair or the restoration continues (not to exceed the period
for which rental value insurance is required under Paragraph 8.3(b)), shall be abated in proportion to the degree to which Lessee's use of the Premises is impaired. Except for abatement of Base
Rent, Real Property Taxes, insurance premiums, and other charges, if any, as aforesaid, all other obligations of Lessee hereunder shall be performed by Lessee, and Lessee shall have no claim against
Lessor for any damage suffered by reason for any such repair or restoration.

(b)  if
Lessor shall be obligated to repair or restore the Premises under the provisions of this Paragraph 9 and shall not commence, in a substantial and meaningful
way, the repair or restoration of the Premises within ninety (90) days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration, give
written notice to Lessor and to any Lenders of which Lessee has actual notice of Lessee's election to terminate this Lease on a date not less than sixty (60) days following the giving of such
notice. If lessee gives such notice to Lessor and such Lenders and such repair or restoration is not commenced within thirty (30) days after receipt of such notice, this Lease shall terminate
as of the date specified in said notice. If Lessor or a Lender commences the repair or restoration of the Premises within thirty (30) days after receipt of such notice, this Lease shall
continue in full force and effect. "Commence" as used in this Paragraph shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work
on the Premises, whichever first occurs.

9.7    HAZARDOUS
SUBSTANCE CONDITIONS. If a Hazardous Substance Condition occurs, unless Lessee is legally responsible therefor (in which case Lessee shall make the
investigation and remediation thereof required by Applicable Law and this Lease shall continue in full force and effect, but subject to Lessor's rights under Paragraph 13), Lessor may at
Lessor's option either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor's expense, in which event this Lease shall
continue in full force and effect, or (ii) if the estimated cost to investigate and remediate such condition exceeds twelve (12) times the then monthly Base Rent or $100,000, whichever
is greater, give written notice to Lessee within thirty (30) days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition of Lessor's desire to terminate
this Lease. Lessee shall have the right within ten (10) days after the receipt of such notice to give written notice to Lessor of Lessee's commitment to pay for the investigation and
remediation of such Hazardous Substance Condition totally at Lessee's expense and without reimbursement from Lessor except to the extent of any amount equal to twelve (12) times the then
monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with the funds required of Lessee or satisfactory assurance thereof within thirty (30) days following Lessee's
said commitment. In such event this Lease shall continue in full force and effect and Lessor shall proceed to make such investigation and remediation as soon as reasonably possible and the required
funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the times specified above, this Lease shall terminate as of the date specified in
Lessor's notice of termination. If a Hazardous Substance Condition occurs for which Lessee is not legally responsible,

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there shall be abatement of Lessee's obligations under this Lease to the same extent as provided in Paragraph 9.6(a) for a period of not to exceed twelve months.

9.8    TERMINATIONADVANCE
PAYMENTS. Upon termination of this Lease pursuant to this Paragraph 9, an equitable adjustment shall be made concerning advance
Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee's Security Deposit as has not been, or is not then required to be, used
by Lessor under the terms of this Lease.

9.9    WAIVE
STATUTE. Lessor and Lessee agree that the terms of this Lease shall govern the effect of any damage to or destruction of the Premises with respect to the
termination of this Lease and hereby waive the provisions of any present or future statute to the extent inconsistent herewith.

10. REAL PROPERTY TAXES.

10.1 (A)
PAYMENT OF TAXES. Lessee shall pay the Real Property Taxes, as defined in Paragraph 10.2, applicable to the Premises during the term of this Lease. Subject
to Paragraph 10.1(b), as such payments shall be made at least ten (10) days prior to the delinquency date of the applicable installment. Lessee shall promptly furnish Lessor with
satisfactory evidence that such taxes have been paid. If any such taxes to be paid by Lessee shall cover any period of time prior to or after the expiration or earlier termination of the term hereof,
Lessee's share of such taxes shall be equitably prorated to cover only the period of time within the tax fiscal year this Lease is in effect, and Lessor shall reimburse Lessee for any overpayment
after such proration. If Lessee shall fail to pay any Real Property Taxes required by this Lease to be paid by Lessee, Lessor shall have the right to pay the same, and Lessee shall reimburse Lessor
therefor upon demand.

(b)  Advance
Payment. In order to insure payment when due and before delinquency of any or all Real Property Taxes, Lessor reserves the right, at Lessor's option, to estimate
the current Real Property Taxes applicable to the Premises, and to require such current year's Real Property Taxes to be paid in advance to Lessor by Lessee, either: (i) in a lump sum amount
equal to the installment due, at least twenty (20) days prior to the applicable delinquency date, or (ii) monthly in advance with the payment of the Base Rent. If Lessor elects to
require payment monthly in advance, the monthly payment shall be that equal monthly amount which, over the number of months remaining before the month in which the applicable tax installment would
become delinquent (and without interest thereon), would provide a fund large enough to fully discharge before delinquency the estimated installment of taxes to be paid. When the actual amount of the
applicable tax bill is known, the amount of such equal monthly advance payment shall be adjusted as required to provide the fund needed to pay the applicable taxes before delinquency. If the amounts
paid to Lessor by Lessee under the provisions of this Paragraph are insufficient to discharge the obligations of Lessee to pay such Real Property Taxes as the same become due, Lessee shall pay to
Lessor, upon Lessor's demand, such additional sums as are necessary to pay such obligations. All moneys paid to Lessor under this Paragraph may be intermingled with other moneys of Lessor and shall
not bear interest. In the event of a Breach by Lessee in the performance of the obligations of Lessee under this Lease, then any balance of funds paid to Lessor under the
provisions of this Paragraph may, subject to proration as provided in Paragraph 10.1(a), at the option of Lessor, be treated as an additional Security Deposit under Paragraph 5.

10.2    DEFINITION
OF "REAL PROPERTY TAXES." As used herein, the term "Real Property Taxes" shall include any form of real estate tax or assessment, general, special, ordinary
or extraordinary, and any license fee, commercial rental tax, improvement bond or bonds, levy or tax (other than inheritance, personal income or estate taxes) imposed upon the Premises by any
authority having the direct or indirect power to tax, including any city, state or federal government, or any school, agricultural, sanitary, fire, street, drainage or other improvement district
thereof, levied against any legal or equitable interest of Lessor in the Premises or in the real property of which the Premises are a part, Lessor's right to rent or other income therefrom, and/or
Lessor's business of leasing the Premises. The term "REAL PROPERTY TAXES" shall also include any tax, fee, levy, assessment or charge, or any increase therein, imposed by reason of events occurring,
or changes in applicable law

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taking effect, during the term of this Lease, including but not limited to a change in the ownership of the Premises or in the improvements thereon, the execution of this Lease, or any modification,
amendment or transfer thereof, and whether or not contemplated by the Parties.

10.3    JOINT
ASSESSMENT. If the Premises are not separately assessed, Lessee's liability shall be an equitable proportion of the Real Property Taxes for all of the land and
improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor's work sheets or such other information as may
be reasonably available. Lessor's reasonable determination thereof, in good faith, shall be conclusive.

10.4    PERSONAL
PROPERTY TAXES. Lessee shall pay prior to delinquency all taxes assessed against and levied upon Lessee Owned Alterations, Utility Installations, Trade
Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises or elsewhere. When possible, Lessee shall cause its Trade Fixtures, furnishings, equipment and all other
personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee's said personal property shall be assessed with Lessor's real property, Lessee shall pay
Lessor the taxes attributable to Lessee within ten (10) days after receipt of a written statement setting forth the taxes applicable to Lessee's property or, at Lessor's option, as provided in
Paragraph 10.1(b).

11.    UTILITIES.
Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other utilities and services supplied to the Premises, together with
any taxes thereon. If any such services are not separately metered to Lessee, Lessee shall pay a reasonable proportion, to be determined by Lessor, of all charges jointly metered with other premises.

12. ASSIGNMENT AND SUBLETTING.



(a)  Lessee
shall not voluntarily or by operation of law assign, transfer, mortgage or otherwise transfer or encumber (collectively, "ASSIGNMENT") or sublet all or any part
of Lessee's interest in this Lease or in the Premises without Lessor's prior written consent given under and subject to the terms of Paragraph 36.

(b)  A
change in the control of Lessee shall constitute an assignment requiring Lessor's consent. The transfer, on a cumulative basis, of twenty-five percent
(25%) or more of the voting control of Lessee shall constitute a change in control for this purpose.

(c)  The
involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale, acquisition, financing, refinancing, transfer, leveraged
buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee's assets occurs, which results or will result in a reduction of the Net Worth of Lessee,
as hereinafter defined, by an amount equal to or greater than twenty-five percent (25%) of such Net Worth of Lessee as it was represented to Lessor at the time of the execution by Lessor
of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior to said transaction or transactions constituting such reduction, at
whichever time said Net Worth of Lessee was or is greater, shall be considered an assignment of this Lease by Lessee to which Lessor may reasonably withhold its consent. "NET WORTH OF LESSEE" for the
purposes of this Lease shall be the net worth of Lessee (excluding any guarantors) established under generally accepted accounting principles consistently applied.

(d)  An
assignment or subletting of Lessee's interest in this Lease without Lessor's specific prior written consent shall, at Lessor's option, be a Default curable after
notice per paragraph 13.1(c), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unconsented to assignment or subletting as a noncurable
Breach, Lessor shall have the right to either: (i) terminate this Lease, or (ii) upon thirty (30) days written notice ("LESSOR'S NOTICE"), increase the monthly Base Rent to fair
market rental value or one hundred ten percent (110%) of the Base Rent then in effect, whichever is greater. Pending determination of the new fair market rental value, if disputed by Lessee, Lessee
shall pay the amount set forth in Lessor's Notice, with any overpayment

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credited against the next installment(s) of Base Rent coming due, and any underpayment for the period retroactively to the effective date of the adjustment being due and payable immediately upon the
determination thereof. Further, in the event of such Breach and market value adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar
adjustment to the then fair market value (without the Lease being considered an encumbrance or any deduction for depreciation or obsolescence, and considering the Premises at its highest and best use
and in good condition), or one hundred ten percent (110%) of the price previously in effect, whichever is greater, (ii) any index-oriented rental or price adjustment formulas contained in this
Lease shall be adjusted to require that the base index be determined with reference to the index applicable to the time of such adjustment, and (iii) any fixed rental adjustments scheduled
during the remainder of the Lease term shall be increased in the same ratio as the new market rental bears to the Base Rent in effect immediately prior to the market value adjustment.



(a)  Regardless
of Lessor's consent, any assignment or subletting shall not: (i) be effective without the express written assumption by such assignee or sublease of
the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) after the primary liability of Lessee for the payment of Base Rent and other sums
due Lessor hereunder or for the performance of any other obligations to be performed by Lessee under this Lease.

(b)  Lessor
may accept any rent or performance of Lessee's obligations from any person other than Lessee pending approval or disapproval of an assignment. Neither a delay in
the approval or disapproval of such assignment nor the acceptance of any rent or performance shall constitute a waiver or estoppel of Lessor's right to exercise its remedies for the Default or Breach
by Lessee of any of the terms, covenants or conditions of the Lease.

(c)  The
consent of Lessor to any assignment or subletting shall not constitute a consent to any subsequent assignment or subletting by Lessee or to any subsequent or
successive assignment or subletting by the sublessee. However, Lessor may consent to subsequent sublettings and assignments of the sublease or any amendments or modifications thereto without notifying
Lessee or anyone else liable on the Lease or sublease and without obtaining their consent, and such action shall not relieve such persons from liability under this Lease or sublease.

(d)  In
the event of any Default or Breach of Lessee's obligations under this Lease, Lessor may proceed directly against Lessee, any Guarantors or any one else responsible
for the performance of the Lessee's obligations under this Lease, including the sublessee, without first exhausting Lessor's remedies against any other person or entity responsible therefor to Lessor,
or any security held by Lessor or Lessee.

(e)  Each
request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to Lessor's determination as to the financial and
operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together with
a non-refundable deposit of $1,000 or ten percent (10%) of the current monthly Base Rent, whichever is greater, as reasonable consideration for Lessor's considering and processing the
request for consent Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested by Lessor.

(f)    Any
assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment or entering into such sublease, be deemed, for the benefit of the Lessor,
to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee during the term of said assignment or
sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented in writing.

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(g)  The
occurrence of a transaction described in Paragraph 12.1(c) shall give Lessor the right (but not the obligation) to require that the Security Deposit be
increased to an amount equal to six (6) times the then monthly Base Rent, and Lessor may make the actual receipt by Lessor of the amount required to establish such Security Deposit a condition
to Lessor's consent to such transaction.

(h)  Lessor,
as a condition to giving its consent to any assignment or subletting, may require that the amount and adjustment structure of the rent payable under this Lease
be adjusted to what is then the market value and/or adjustment structure for property similar to the Premises as then constituted

12.3    ADDITIONAL
TERMS AND CONDITIONS APPLICABLE TO SUBLETTING. The following terms and conditions shall apply to any subletting by Lessee of all or any part of the Premises
and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein:

(a)  Lessee
hereby assigns and transfers to Lessor all of Lessee's interest in all rentals and income arising from any sublease of all or a portion of the Premises heretofore
or hereafter made by Lessee, and Lessor may collect such rent and income and apply same toward Lessee's obligations under this Lease: provided, however, that until a Breach (as defined in
Paragraph 13.1) shall occur in the performance of Lessee's obligations under this Lease. Lessee may, except as otherwise provided in this Lease, receive, collect and enjoy the rents accruing
under such sublease. Lessor shall not, by reason of this or any other assignment of such sublease to Lessor, nor by reason of the collection of the rents from a sublessee, be deemed liable to the
sublessee for any failure of Lessee to perform and comply with any of the Lessee's obligations to such sublessee under such sublease. Lessee hereby irrevocably authorizes and directs any such
sublessee, upon receipt of a written notice from Lessor stating that a
Breach exists in the performance of the Lessee's obligations under this Lease, to pay to Lessor the rents and other charges due and to become due under the sublease. Sublessee shall rely upon any such
statement and request from Lessor and shall pay such rents and other charges to Lessor without any obligation or right to inquire as to whether such Breach exists and notwithstanding any notice from
or claim from Lessee to the contrary. Lessee shall have no right or claim against said sublessee, or, until the Breach has been cured, against Lessor, for any such rents and other charges so paid by
said sublessee to Lessor.

(b)  In
the event of a Breach by Lessee in the performance of its obligations under this Lease, Lessor, at its option and without any obligation to do so, may require any
sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such
sublease; provided, however, Lessor shall not be liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any other prior Defaults or Breaches of such sublessor
under such sublease.

(c)  Any
matter or thing requiring the consent of the sublessor under a sublease shall also require the consent of Lessor herein.

(d)  No
sublessee shall further assign or sublet all or any part of the Premises without Lessor's prior written consent.

(e)  Lessor
shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall have the right to cure the Default of Lessee within the grace
period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Default cured by the sublessee.

13. DEFAULT; BREACH; REMEDIES.

13.1DEFAULT; BREACH.    Lessor and Lessee agree that if an attorney is consulted by Lessor in connection with a
Lessee Default or Breach (as hereinafter defined), $350.00 is a reasonable minimum sum per such occurrence for legal services and costs in the preparation and Service of a notice of Default and that
Lessor may include the cost of such Services and cost in said notice as rent due and payable to cure said Default. A "Default" is defined as a failure by the Lessee to observe, comply with or perform
any of the items, covenants, conditions or rules applicable to Lessee under this

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Lease. A "Breach" is defined as the occurrence of any one or more of the following Defaults, and, where a grace period for cure after notice is specified herein, the failure by Lessee to cure such
Default prior to the expiration of the applicable grace period, and shall entitle Lessor to pursue the remedies set forth in Paragraph 13.2 and/or 13.3:

(a)  The
vacating of the Premises without the intention to reoccupy same, or the abandonment of the Premises.

(b)  Except
as expressly otherwise provided in this Lease, the failure by Lessee to make any payment of Base Rent or any other monetary payment required to be made by Lessee
hereunder, whether to Lessor or to a third party, as and when due, the failure by Lessee to provide Lessor with reasonable evidence of insurance or surety bond required under this Lease, or the
failure of Lessee to fulfill any obligation under this Lease which endangers and threatens life or property, where such failure continues for a period of three (3) days following written notice
thereof by or on behalf of Lessor to Lessee.

(c)  Except
as expressly otherwise provided in this Lease, the failure by Lessee to provide Lessor with reasonable written evidence (in duly executed original form, if
applicable) of (i) compliance with applicable law per Paragraph 6.3, (ii) the inspection, maintenance and service contract required under Paragraph 7.1(b), (iii) the
recission of an unauthorized assignment or subletting per Paragraph 12.1(b), (iv) a Tenancy Statement of Paragraphs 16 or 37, (v) the subordination or
non-subordination of this Lease per Paragraph 30, (vi) the guaranty of the performance of Lessee's obligations under this Lease if required under Paragraphs 1.11 and 37,
(vii) the execution of any document requested under Paragraph 42 leasements or (viii) any other documentation or information which Lessor may reasonably require of Lessee under
the terms of this Lease, where any such failure continues for a period of ten (10) days following written notice by or on behalf of Lessor to Lessee.

(d)  A
Default by Lessee as to the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 40 hereof that are to be observed,
complied with or performed by Lessee, other than those described in subparagraphs (a), (b) or (c), above, where such Default continues for a period of thirty (30) days after written
notice thereof by or on behalf of Lessor to Lessee; provided, however, that if the nature of Lessee Default is such that more than thirty (30) days are reasonably required for its cure, then it
shall not be deemed to be a Breach of this Lease by Lessor if Lessee commences such cure within said thirty (30) days are reasonably required for its cure, then it shall not be deemed to be a
Breach of this Lease by Lessor if Lessee commences such cure within said thirty (30) day period and thereafter diligently prosecutes such cure to completion.

(e)  The
occurrence of any of the following events: (i) The making by Lessee of any general arrangement or assignment for the benefit of creditors (ii) Lessee's
becoming a "debtor" as defined in 11 U.S.C. Section 101 or any successor statute thereto (unless, in the case of a petition filed against Lessee, the same is dismissed within sixty
(60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee's assets located at the Premises or of Lessee's interest in this Lease, where
possession is not restored to Leases within thirty (30) days; or (iv) the attachment, execution of other judicial seizure of substantially all of Lessee's assets located at the Premises
or of Lessee's interest in this Lease, where such seizure is not discharged within thirty (30) days; provided, however. In the event
that any provision of this subparagraph (e) is contrary to any applicable law. Such provision shall be of no force or effect, and not affect the validity of the remaining provisions.

(f)    The
discovery by Lessor that any financial statement given to Lessor by Lessee or any Guarantor of Lessee's obligations hereunder is materially false.

(g)  If
the performance of Lessee's obligations under this Lease is guaranteed: (i) the death of a guarantor, (ii) the termination of a guarantor's liability
with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a guarantor's becoming insolvent or the subject of a bankruptcy filing, (iv) a guarantor's
refusal to honor the guaranty, or (v) a guarantor's breach of the guaranty obligation on an anticipatory breach basis and Lessee's failure, within sixty (60) days following written
notice by or on behalf of Lessor to Lessee of any such event, to provide Lessor with written

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alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the guarantors that existed at the
time of execution of this Lease.

13.2    REMEDIES.
If Lessee fails to perform any affirmative duty or obligation of Lessee under this Lease, within ten (10) days after written notice to Lessee (or in
case of an emergency, without notice), Lessor may at its option (but without obligation to do so), perform such duty or obligation on Lessee's behalf, including but not limited to the obtaining of
reasonably required bonds, insurance policies, or governmental licenses, permits or approvals. The costs and expenses of any such performance by Lessor shall be due and payable by Lessee to Lessor
upon invoice therefor. If any check given to Lessor by Lessee shall not be honored by the bank upon which it is drawn, Lessor, at its option, may require all future payments to be made under this
Lease by Lessee to be made only by cashier's check. In the event of a Breach of this Lease by Lessee, as defined in Paragraph 13.1, with or without further notice or demand, and without
limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach, Lessor may:

(a)  Terminate
Lessee's right to possession of the Premises by any lawful means, in which case this Lease and the term hereof shall terminate and Lessee shall immediately
surrender possession of the Premises to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the worth at the time of the award of the unpaid rent which had been earned at
the time of termination; (ii) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of
such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award of the amount by which the unpaid rent for the balance of the term after the
time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for all the detriment
proximately caused by the Lessee's failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the
cost of recovering possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys' fees, and that portion of the leasing
commission paid by Lessor applicable to the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the prior sentence shall be computed by
discounting such
amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus one percent. Efforts by Lessor to mitigate damages caused by Lessee's Default or Breach of this Lease
shall not waive Lessor's right to recover damages under this Paragraph. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to
recover in such proceeding the unpaid rent and damages as are recoverable therein, or Lessor may reserve therein the right to recover all or any part thereof in a separate suit for such rent and/or
damages. If a notice and grace period required under subparagraphs 13.1(b), (c) or (d) was not previously given, a notice to pay rent or quit, or to perform or quit, as the case may be,
given to Lessee under any statute authorizing the forfeiture of leases for unlawful detainer shall also constitute the applicable notice for grace period purposes required by subparagraphs 13.1(b),
(c) or (d). In such case, the applicable grace period under subparagraphs 13.1(b), (c) or (d) and under the unlawful detainer statute shall run concurrently after the one such
statutory notice, and the failure of Lessee to cure the Default within the greater of the two such grace periods shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor
to the remedies provided for in this Lease and/or by said statute.

(b)  Continue
the Lease and Lessee's right to possession in effect (in California under California Civil Code Section 1951.4) after Lessee's Breach and abandonment and
recover the rent as it becomes due, provided Lessee has the right to sublet or assign, subject only to reasonable limitations. See Paragraphs 12 and 36 for the limitations on assignment and subletting
which limitations Lessee and Lessor agree are reasonable. Acts of maintenance or preservation, efforts to relet the Premises, or the appointment of a receiver to protect the Lessor's interest under
the Lease, shall not constitute a termination of the Lessee's right to possession.

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(c)  Pursue
any other remedy now or hereafter available to Lessor under the laws or judicial decisions of the state wherein the Premises are located.

(d)  The
expiration or termination of this Lease and/or the termination of Lessee's right to possession shall not relieve Lessee from liability under any indemnity provisions
of this Lease as to matters occurring or accruing during the term hereof or by reason of Lessee's occupancy of the Premises.

13.3    INDUCEMENT
RECAPTURE IN EVENT OF BREACH. Any agreement by Lessor for free or abated rent or other charges applicable to the Premises, or for the giving or paying by
Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee's entering into this Lease, all of which concessions are hereinafter referred to as "Inducement Provisions,"
shall be deemed conditioned upon Lessee's full and faithful performance at all of the terms, covenants and conditions of this Lease to be performed or observed by Lessee during the term hereof as the
same may be extended. Upon the occurrence of a Breach of this Lease by Lessee, as defined in Paragraph 13.1, any such Inducement Provision shall automatically be deemed deleted from this Lease
and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement Provision shall be immediately
due and payable by Lessee to Lessor, and recoverable by Lessor as additional rent due under this Lease, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent
or the cure of the
Breach which initiated the operation of this Paragraph shall not be deemed a waiver by Lessor of the provisions of this Paragraph unless specifically so stated in writing by Lessor at the time of such
acceptance.

13.4    LATE
CHARGES. Lessee hereby acknowledges that late payment by Lessee to Lessor of rent and other sums due hereunder will cause Lessor to incur costs not contemplated by
this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs, include, but are not limited to, processing and accounting charges, and late charges which may be imposed
upon Lessor by the terms of any ground lease, mortgage or trust deed covering the Premises. Accordingly, if any installment of rent or any other sum due from Lessee shall not be received by Lessor or
Lessor's designee within five (5) days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall pay to Lessor a late charge equal to six percent (6%) of
such overdue amount. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of late payment by Lessee. Acceptance of such
late charge by Lessor shall in no event constitute a waiver of Lessee's Default or Breach with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies
granted hereunder. In the event that a late charge is payable hereunder, whether or not collected, for three (3) consecutive installments of Base Rent, then notwithstanding Paragraph 4.1
or any other provision of this Lease to the contrary. Base Rent shall, at Lessor's option, become due and payable quarterly in advance.

13.5    BREACH
BY LESSOR. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable time to perform an obligation required to be performed by
Lessor. For purposes of this Paragraph 13.5, a reasonable time shall in no event be less than thirty (30) days after receipt by Lessor, and by the holders of any ground lease, mortgage
or deed of trust covering the Premises whose name and address shall have been furnished Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been
performed: provided, however, that if the nature of Lessor's obligation is such that more than thirty (30) days after such notice are reasonably required for its performance, then Lessor shall
not be in breach of this Lease if performance is commenced within such thirty (30) day period and thereafter diligently pursued to completion.

14.    CONDEMNATION.
If the Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (all of which are
herein called "condemnation"), this Lease shall terminate as to the part so taken as of the date the condemning authority takes title or possession, whichever first occurs. If more than ten percent
(10%) of the floor area of the Premises, or more than twenty-five percent (25%) of the land area not occupied by any

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building, is taken by condemnation, Lessee may, at Lessee's option, to be exercised in writing within ten (10) days after Lessor shall have given Lessee written notice of such taking (or in
the absence of such notice, within ten (10) days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning authority takes such possession.
If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall
be reduced in the same proportion as the rentable floor area of the Premises taken bears to the total rentable floor area of the building located on the Premises. No reduction of Base Rent shall occur
if the only portion of the Premises taken is land on which there is no building. Any award for the taking of all or any part of the Premises under the power of eminent domain or any payment made under
threat of the exercise of such power
shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold or for the taking of the fee, or as severance damages; provided, however,
that Lessee shall be entitled to any compensation, separately awarded to Lessee for Lessee's relocation expenses and/or damages received, over and above the legal and other expenses incurred by Lessor
in the condemnation, Lessor shall to the extent of its net severance damages received, over and above the legal and other expenses incurred by Lessor in the condemnation matter, repair any damage to
the Premises caused by such condemnation, except to the extent that Lessee has been reimbursed therefor by the condemning authority. Lessee shall be responsible for the payment of any amount in excess
of such net severance damages required to complete such repair.

16. TENANCY STATEMENT.

16.1 Each
Party (as "Responding Party") shall within ten (10) days after written notice from the other Party (the "Requesting Party") execute, acknowledge and deliver
to the Requesting Party a statement in writing in form similar to the then most current "Tenancy Statement" form published by the American Industrial Real Estate Association, plus such additional
information, confirmation and/or statements as may be reasonably requested by the Requesting Party.

16.2 If
Lessor desires to finance, refinance, or sell the Premises, any part thereof, or the building of which the Premises are a part, Lessee and as Guarantors of Lessee's
performance hereunder shall deliver to any potential lender or purchaser designated by Lessor such financial statements of Leases and such Guarantors as may be reasonably required by such lender or
purchaser, including but not limited to Lessee's financial statements for the past three (3) years. All such financial statements shall be received by Lessor and such lender or purchaser in
confidence and shall be used only for the purposes herein set forth.

17.    LESSOR'S
LIABILITY. The term "Lessor" as used herein shall mean the owner or owners at the time in question of the fee title to the Premises, or, if this is a sublease,
of the lessee's interest in the prior lease. In the event of a transfer of Lessor's state or interest in the Premises or in this Lease, Lessor shall deliver to the transferee or assignee (in cash or
by credit) any unused Security Deposit held by Lessor at the time of such transfer or assignment. Except as provided in Paragraph 16, upon such transfer or assignment and delivery of the
Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject
to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove defined.

18.    SEVERABILITY.
The invalidity of any provision of this Lease, as determined by a court of competent jurisdiction, shall in no way affect the validity of any other
provision hereof.

19.    INTEREST
ON PAST-DUE OBLIGATIONS. Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor within thirty (30) days
following the date on which it was due, shall bear interest from the thirty-first (31st) day after it was due at the rate of 12% per annum, but not exceeding the maximum rate allowed by laws, in
addition to the late charge provided for in Paragraph 13.4.

20.    TIME
OF ESSENCE. Time is of the essence with respect to the performance of all obligations to be performed or observed by the Parties under this Lease.

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21.    RENT
DEFINED. All monetary obligations of Lessee to Lessor under the terms of this Lease are deemed to be rent.

22.    NO
PRIOR OR OTHER AGREEMENTS, BROKER DISCLAIMER. This Lease contains all agreements between the Parties with respect to any matter mentioned herein, and no other prior
or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Broker's that it has made, and is relying solely upon, its own investigation as
to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the nature, quality and character of the Premises. Brokers have no responsibility with respect
thereto or with respect to any default or breach hereof by either Party.

23. NOTICES.

23.1 All
notices required or permitted by this Lease shall be in writing and may be delivered in person (by hand or by messenger or courier service) or may be sent by
regular, certified or registered mail or U.S. Postal Service Express Mall, with postage prepaid, or by facsimile transmission, and shall be deemed sufficiently given if served in a manner specified in
this Paragraph 23. The addresses noted adjacent to a Party's signature on this Lease shall be that Party's address for delivery or mailing of notice purposes. Either Party may by written notice
to the other specify a different address for notice purposes, except that upon Lessee's taking possession of the Premises, the Premises shall constitute Lessee's address for the purpose of mailing or
delivering notices to Lessee. A copy of all notices required or permitted to be given to Lessor hereunder shall be concurrently transmitted to such party or parties at such addresses as Lessor may
from time to time hereafter designate by written notice to Lessee.

23.2 Any
notice sent by registered or certified mail, return receipt requested shall be deemed given on the date of delivery shown on the receipt card, or if no delivery
date is shown, the postmark thereon. If sent by regular mail the notice shall be deemed given forty-eight (48) hours after the same is addressed as required herein and mailed with postage
prepaid. Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given twenty-four (24) hours after delivery of the
same to the United States Postal Service or courier. If any notice is transmitted by facsimile transmission or similar means, the same shall be deemed served or delivered upon telephone confirmation
of receipt of the transmission thereof, provided a copy is also delivered via delivery or mail. If notice is received on a Sunday or legal holiday, it shall be deemed received on the next business
day.

24.  WAIVERS.
No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a waiver of any other term, covenant or
condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor's consent to, or approval of, any act shall not be deemed to
render unnecessary the obtaining of Lessor's consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of
this Lease requiring such consent. Regardless of Lessor's knowledge of a Default or Breach at the time of accepting rent, the acceptance of rent by Lessor shall not be a waiver of any preceding
Default or Breach by Lessee of any provision hereof, other than the failure of Lessee to pay the particular rent so accepted. Any payment given Lessor by Lessee may be accepted by Lessor on account of
moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect
whatsoever unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment.

25.    RECORDING.
Either Lessor or Lessee shall, upon request of the other, execute, acknowledge and deliver to the other a short form memorandum of this Lease for recording
purposes. The Party requesting recordation shall be responsible for payment of any fees or taxes applicable thereto.

26.    NO
RIGHT TO HOLDOVER. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or earlier termination of this Lease.

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27.    CUMULATIVE
REMEDIES. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity.

28.    COVENANTS
AND CONDITIONS. All provisions of this Lease to be observed or performed by Lessee are both covenants and conditions.

29.    BINDING
EFFECT; CHOICE OF LAW. This Lease shall be binding upon the parties, their personal representatives, successors and assigns and be governed by the laws of the
State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located.

30.SUBORDINATION; ATTORNMENT; NON-DISTURBANCE.

30.1 SUBORDINATION.
This Lease and any Option granted hereby shall be subject and subordinate to any ground lease, mortgage, deed of trust, or other hypothecation or
security device (collectively, "Security Device"), now or hereafter placed by Lessor upon the real property of which the Premises are part to any and all advances made on the security thereof, and to
all renewals, modifications, consolidations, replacements and extensions there Lessee agrees that the Lenders holding any such Security Device shall have no duty, liability or obligation to perform
any of the obligations of Lessee under this Lease, but that in the event of Lessor's default with respect to any such obligation, Lessee will give any Lender whose name and address has been furnished
Lessee in writing for such purpose notice of Lessor's default and allow such Lender thirty (30) days following receipt of such notice of the cure of said default before invoking any remedies
Lessee may have by reason thereof. If any Lender shall elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device and shall give written notice thereof to
Lessee, this Lease and such Options shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof.

30.2 ATTORNMENT.
Subject to the non-disturbance provisions of Paragraph 30.3, Lessee agrees to attorn to a Lender or any other party who acquires
ownership of the Premises by reason of a foreclosure of a Security Device, and that in the event of such foreclosure, such new owner shall not: (i) be liable for any act or omission of any
prior lessor or with respect to events occurring prior to acquisition of ownership, (ii) be subject to any offsets or defense which Lessee might have against any prior lessor, or
(iii) be bound by prepayment of more than one month's rent.

30.3 NON-DISTURBANCE.
With respect to Security Devices entered into by Lessor after the execution of this Lease, Lessee's subordination of this Lease shall be
subject to receiving assurance (a "non-disturbance agreement") from the Lender that Lessee's possession and this Lease, including any option to extend the term hereof, will not be
disturbed so long as Lessee is not in Breach hereof and attorn to the record owner of the Premises.

30.4 SELF-EXECUTING.
The agreements contained in this Paragraph 30 shall be effective without the execution of any further documents; provided however,
that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises, Lessee and Lessor shall execute such further writings as may be reasonably
required to separately document any such subordination or non-subordination, attornment and/or non-disturbance agreement as is provided for herein.

31.    ATTORNEY'S
FEES. If any Party or Broker brings an action or proceeding to enforce the terms hereof or declare rights hereunder, the Prevailing Party (as hereafter
defined) or Broker in any such proceeding, action, or appeal thereon, shall be entitled to reasonable attorney's fees. Such fees may be awarded in the same suit or recovered in a separate suit,
whether or not such action or proceeding is pursued to decision or judgment. The term "Prevailing Party" shall include, without limitation, a Party or Broker who substantially obtains or defeats the
relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorney's fee award shall not be computed
in accordance with any court fee schedule, but shall be such as to fully reimburse all attorney's fees reasonably incurred. Lessor shall be entitled to attorney's fees, costs and expenses incurred in
the preparation and service of notices of

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Default and consultations in connection therewith whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach.

32.    LESSOR'S
ACCESS; SHOWING PREMISES; REPAIRS. Lessor and Lessor's agents shall have the right to enter the Premises at any time. In the case of an emergency, and otherwise
at reasonable times for the purpose of showing the same to prospective purchasers, lenders, or lessees, and making such alterations, repairs, improvements or additions to the Premises or to the
building of which they are a part, as Lessor may reasonably deem necessary. Lessor may at any time place on or about the Premises or building any ordinary "For Sale" signs and Lessor may at any time
during the last one hundred twenty (120) days of the term hereof place on or about the Premises any ordinary "For Lease" signs. All such activities of Lessor shall be without abatement of rent
or liablilty to Lessee.

33.    AUCTIONS.
Lessee shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any auction upon the Premises without first having obtained Lessor's
prior written consent. Notwithstanding anything to the contrary in this Lease, Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to grant such consent.

34.    SIGNS.
Lessee shall not place any sign upon the Premises, except that Lessee may, with Lessor's prior written consent, install (but not on the roof) such signs as are
reasonably required to advertise Lessee's own business. The installation of any sign on the Premises by or for Lessee shall be subject to the provisions of Paragraph 7 (Maintenance, Repairs,
Utility Installations, Trade Fixtures and Alterations). Unless otherwise expressly agreed herein, Lessor reserves all rights to the use of the roof and the right to install, and all revenues from the
installation of, such advertising signs on the Premises, including the roof, as do not unreasonably interfere with the conduct of Lessee's business.

35.    TERMINATION;
MERGER. Unless specifically stated otherwise in writing by Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or
cancellation hereof, or a termination hereof by Lessor for Breach by Lessee shall automatically terminate any sublease or lesser estate on the Premises; provided however, Lessor shall, in the event of
any such surrender, termination or cancellation, have the option to continue any one or all of any existing subtenancies. Lessor's failure within ten (10) days following any such event to make
a written election to the contrary by written notice to the holder of any such lesser interest, shall constitute Lessor's election to have such event constitute the termination of such interest.

36. CONSENTS.

(a)  Except
for Paragraph 33 hereof (Auctions) or as otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other
Party, such consent shall not be unreasonably withheld or delayed. Lessor's actual reasonable costs and expenses (including but not limited to architects', attorneys', engineers' or other consultant's
fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent pertaining to this Lease or the Premises, including but not limited to consents to an assignment, a
subletting or the presence or use of a Hazardous Substance, practice or storage tank, shall be paid by Lessee to Lessor upon receipt of an invoice and supporting documentation therefor. Subject to
Paragraph 12.2(e) (applicable to assignment or subletting), Lessor may, as a condition to considering any such request by Lessee, require that Lessee deposit with Lessor an amount of money (in
addition to the Security Deposit held under Paragraph 8) reasonably calculated by Lessor to represent the cost Lessor will incur in considering and responding to Lessee's request. Except as
otherwise provided, any unused portion of said deposit shall be refunded to Lessee without interest. Lessor's consent to any act, assignment of this Lease or subletting of the Premises by Lessee shall
not constitute an acknowledgment that no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise
specifically stated in writing by Lessor at the time of such consent.

(b)  All
conditions to Lessor's consent authorized by this Lease are acknowledged by Lessee as being reasonable. The failure to specify herein any particular conditions to
Lessor's consent shall not

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preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which consent is being given.

37. GUARANTOR.

37.1 If
there are to be any Guarantors of this Lease per Paragraph 1.11, the form of the guaranty to be executed by each such Guarantor shall be in the form most
recently published by the American Industrial Real Estate Association, and each said Guarantor shall have the same obligations as Lessee under this Lease, including but not limited to the obligation
to provide the Tenancy Statement and Information called for by Paragraph 16.

37.2 It
shall constitute a Default of the Lessee under this Lease if any such Guarantor fails or refuses, upon reasonable request by Lessor to give; (a) evidence of
the due execution of the guaranty called for by this Lease, including the authority of the Guarantor (and of the party signing on Guarantor's behalf) to obligate such Guarantor on said guaranty, and
including in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such guaranty, together with a certificate of incumbency showing
the signatures of the persons authorized to sign on its behalf, (b) current financial statements of Guarantor as may from time to time be requested by Lessor, (c) a Tenancy Statement, or
(d) written confirmation that the guaranty is still in effect.

38.  QUIET
POSSESSION. Upon payment by Leasee of the rent for the Premises and the observance and performance of all of the covenants, conditions and provisions on Lessee's
part to be observed and performed under this Lease. Leasee shall have quiet possession of the Premises for the entire term hereof subject to all of the provisions of this Lease.

39. OPTIONS.

39.1 DEFINITIONS.
As used in this Paragraph 39 the word "Option" has the following meaning; (a) the right to extend the term of this Lease or to renew this
Lease or to extend or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal to lease the Premises or the right of first offer to lease the Premises or the
right of first refusal to lease other property of Lessor or the right of first offer to lease other property of Lessor; (c) the right to purchase the Premises, or the right of first refusal to
purchase the Premises, or the right of first offer to purchase the Premises, or the right to purchase other property of Lessor, or the right of first refusal to purchase other property of Lessor, or
the right of first offer to purchase other property of Lessor.

39.2 OPTIONS
PERSONAL TO ORIGINAL LESSEE. Each Option granted to Lessee in this Lease is personal to the original Lessee named in Paragraph 1.1 hereof, and cannot be
voluntarily or involuntarily assigned or exercised by any person or entity other than said original Lessee while the original Lessee is in full and actual possession of the Premises and without the
intention of thereafter assigning or subletting. The Options, if any, herein granted to Lessee are not assignable, either as a part of an assignment of this Lease or separately or apart therefrom, and
no Option may be separated from this Lease in any manner, by reservation or otherwise.

39.3 MULTIPLE
OPTIONS. In the event that Lessee has any multiple Options to extend or renew this Lease, a later option cannot be exercised unless the prior Options to extend
or renew this Lease have been validly exercised.

39.4 EFFECT OF DEFAULT ON OPTIONS.

(a)  Lessee
shall have no right to exercise an Option, notwithstanding any provision in the grant of Option to the contrary (i) during the period commencing with the
giving of any notice of Default under Paragraph 13.1 and continuing until the noticed Default is cured or (ii) during the period of time any monetary obligation due Lessor from Lessee is
unpaid (without regard to whether notice thereof is given Lessee), or (iii) during the time Lessee is in Breach of this Lease, or (iv) in the event that Lessor has given to Lessee three
(3) or more notices of Default under Paragraph 13.1 whether or not the

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Defaults are cured, during the twelve (12) month period immediately preceding the exercise of the Option.

(b)  The
period of time within which an Option may be exercised shall not be extended or enlarged by reason of Lessee's inability to exercise an Option because of the
provisions of Paragraph 39.4(a)

(c)  All
rights of Lessee under the provisions of an Option shall terminate and be of no further force or effect, notwithstanding Lessee's due and timely exercise of the
Option, if, after such exercise and during the term of this Lease, (i) Lessee fails to pay to Lessor a monetary obligation of Lessee for a period of thirty (30) days after such
obligation becomes due (without any necessity of Lessor to give notice thereof to Lessee), or (ii) Lessor gives to Lessee three or more notices of Default under Paragraph 13.1 during any
twelve month period, whether or not the Defaults are cured, or (iii) if Lessee commits a Breach of this Lease.

40.  MULTIPLE
BUILDINGS. If the Premises are part of a group of buildings controlled by Lessor, Lessee agrees that it will abide by, keep and observe all reasonable rules and
regulations which Lessor may make from time to time for the management, safety, care, and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well
as for the convenience of other occupants or tenants of such other buildings and their invitees, and that Lessee will pay its fair share of common expenses incurred in connection therewith.

41.  SECURITY
MEASURES. Lessee hereby acknowledges that the rental payable to Lessor hereunder does not include the cost of guard service or other security measures, and that
Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of
third parties.

42.  RESERVATIONS.
Lessor reserves to itself the right, from time to time, to grant, without the consent or joinder of Lessee, such easements, rights and modifications that
Lessor deems necessary,
and to cause the recordation of parcel maps and restrictions, so long as such easements, rights, dedications, maps and restrictions do not unreasonably interfere with the use of the Premises by
Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate any such easement rights, dedication, map or restrictions.

43.  PERFORMANCE
UNDER PROTEST. If at any time a dispute shall arise as to any amount or sum of money to be paid by one Party to the other under the provisions hereof, the
Party against whom the obligation to pay the money is asserted shall have the right to make payment "under protest" and such payment shall not be regarded as a voluntary payment and there shall
survive the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part
thereof, said Party shall be entitled to recover such sum or so much thereof as it was not legally required to pay under the provisions of this Lease.

44.  AUTHORITY.
If either Party hereto is a corporation, trust, or general or limited partnership, each individual executing this Lease on behalf of such entity represents
and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. If Lessee is a corporation, trust or partnership, Lessee shall, within thirty (30) days after
request by Lessor, deliver to Lessor evidence satisfactory to Lessor fo such authority.

45.  CONFLICT.
Any conflict between the printed provisions of this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten
provisions.

46.  OFFER.
Preparation of this Lease by Lessor or Lessor's agent and submission of same to Lessee shall not be deemed an offer to lease to Lessee. This Lease is not intended
to be binding until executed by all Parties hereto.

47.  AMENDMENTS.
This Lease may be modified only in writing, signed by the parties in interest at the time of the modification. The parties shall amend this Lease from time
to time to reflect any adjustments that are made to the Base Rent or other rent payable under this Lease. As long as

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they do not materially change Lessee's obligations hereunder. Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by an
institutional, insurance company, or pension plan Lender in connection with the obtaining of normal financing or refinancing of the property of which the Premises are a part.

48.  MULTIPLE
PARTIES. Except as otherwise expressly provided herein, if more than one person or entity is named herein as either Lessor or Lessee the obligations of such
multiple parties shall be the joint and several responsibility of all persons or entities named herein as such Lessor or Lessee.

LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY
CONSENT THERETO THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH
RESPECT TO THE PREMISES.



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The
parties hereto have executed this Lease at the place on the dates specified above to their respective signatures.

|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |                |  |        |  | 
|-------------------------------------------------------------------------------------------------------------------- |  | ----------------------------------------- |  | --------------- |  | -------------- |  | ------------- |  | -------------- |  | ------ |  | 
|Executed at                                                                                                          |  | Irvine, Calif.                            |  | Executed at     |  | Irvine, Calif.
|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |               
|on                                                                                                                   |  |                                           |  |                 |  |                |  | on            |  |                |  |        |  | 
|                                                                                                                     |  |                                           |  |                 |  |               
|by LESSOR                                                                                                            |  |                                           |  |                 |  | LESSEE         |  |               |  |               
|                                                                                                                     |  | NATIONAL TELEPHONE & COMMUNICATIONS, INC.
|/s/ JAMES C. CARTER                                                                                                  |  | a Delaware corporation                   
|JAMES C. CARTER, General Partner of The Carter Family Investment Partnership, L.P., a California limited partnership |  | By                                        |  | /s/ E.R. JACOBS
|                                                                                                                     |  |                                           |  |                 |  |                |  | Name Printed: |  | E.R. JACOBS   
|                                                                                                                     |  |                                           |  |                 |  |                |  | Title:        |  | CEO & Chairman
|                                                                                                                     |  |                                           |  |                 |  |                |  | By            |  |                |  |        |  | 
|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |               
|                                                                                                                     |  |                                           |  |                 |  |                |  | Name Printed: |  |                |  |       
|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |               
|                                                                                                                     |  |                                           |  |                 |  |                |  | Title:        |  |                |  |        |  | 
|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |               
|Address                                                                                                              |  |                                           |  |                 |  | Address        |  |               |  |               
|                                                                                                                     |  |                                           |  |                 |  |               
|                                                                                                                     |  |                                          
|Tel No                                                                                                               |  |                                           |  | Fax No          |  |                |  | Tel No        |  |                |  | Fax No |  | 
|                                                                                                                     |  |                                           |  |                 |  |                |  |               |  |                |  |        |  | 

NET

PAGE 10

NOTICE:
These forms are often modified to meet changing requirements of law and industry needs. Always write or call to make sure you are utilizing the most current form. American Industrial Real
Estate Association 345 South Figueroa Street Suite M, Los Angeles, CA 90071, 213-687-6777, Fax No. 213-687-8616.

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LEASE ADDENDUM

This LEASE ADDENDUM ("Addendum") is attached to, made a part of, incorporated into and amends and supplements that certain Standard Industrial/Commercial
Single-Tenant LeaseNet (the "Lease") entered into as of April 18, 1997 by and between THE CARTER FAMILY INVESTMENT PARTNERSHIP, L.P., a California limited partnership ("Lessor"),
and NATIONAL TELEPHONE & COMMUNICATIONS, INC., a Delaware corporation ("Lessee"). Lessor and Lessee agree that notwithstanding anything contained in the Lease to the contrary, the
provisions set forth in this Addendum will be deemed to be a part of the Lease and will supersede any contrary provision in the Lease and prevail and control for all purposes. It is the intention of
the parties that the use of this Addendum will eliminate for the most part the need to strike through and interlineate portions of the Lease in order to reflect the changes to the Lease desired by the
parties as set forth in this Addendum. All references in the Lease and in this Addendum to "Lease" are to be construed to mean the Lease as amended and supplemented by this Addendum. All terms used in
this Addendum, unless specifically defined in this Addendum, have the same meanings as the terms used in the Lease.

Item
1. Paragraph 3.1. OPTION TO EXTEND TERM.

(a)  Subject
to the terms of this Paragraph 3.1, Lessor hereby grants to Lessee seven (7) options ("Extension Options") to extend the Term of the Lease for
consecutive additional periods of five (5) years each ("Option Terms"), on the same terms, covenants and conditions as provided for in the Lease for the initial Term, except that Base Rent
during the Option Terms shall be as set forth in this Paragraph 3.1. Lessee shall exercise each Extension Option, if at all, by providing Lessor with not less than twenty-four
(24) months written notice prior to the expiration of the Original Term with respect to the first Extension Option and not less than eighteen (18) months written notice prior to the
expiration of any successive Option Term.

(b)  Base
Rent shall be increased by cost of living increases applied to the sum of Twenty-Five Thousand Dollars ($25,000), plus any previous cost of living
adjustments to such sum made as a result of the exercise of any previous options. Such increase shall occur on the first day of each Option Term ("Adjustment Date")in accordance with percentage
increases, if any, in the Consumer Price IndexUrban Consumers (Los Angeles-Anaheim-Riverside CA area; Base 1982-84=100) ("Index"), as published by the United States Department
of Labor, Bureau of Labor Statistics ("Bureau"). The Index for the month which is four (4) months prior to the Adjustment Date ("Comparison Month") shall be compared to the Index which is four
(4) months prior to the Commencement Date ("Base Index") and the Twenty-Five Thousand Dollars ($25,000) shall be increased upon the Adjustment Date in accordance with the percentage
increase, if any, between such indexes. Should the Bureau discontinue the publication of the Index, or publish the same less frequently, or alter the same in some other manner, Lessor, in its
discretion will adopt a substitute index or procedure which reasonably reflects and monitors consumer prices. Under no circumstances will this sum be less than the amount of this sum during the prior
five (5) year period.

Item
3. Paragraph 6.3. LESSEE'S COMPLIANCE WITH LAW. Notwithstanding anything to the contrary contained in Paragraph 6.3 or elsewhere in the Lease, Lessee's obligation to comply with
"Applicable Law" with respect to industrial hygiene shall also not apply to any conditions at the Premises existing prior to Lessee's occupancy thereof and shall be limited to industrial hygiene
matters relating to Lessee's operations from the Premises. Lessee's obligations with respect to environmental
conditions and the use, generation, manufacture, production, installation, maintenance, removal, transportation, storage, spill or release of Hazardous Substances shall also not apply to any
conditions at the Premises existing prior to Lessee's occupancy thereof and shall be limited to such matters as are caused after Lessee's occupancy of the Premises.

Item
4. RESERVED.

Item
5. CURE RIGHTS WITH RESPECT TO LESSOR'S LOAN. Lessor has obtained a loan in connection with the purchase of the Premises from First Bank & Trust ("Lender") in the sum of Five Million
Dollars ($5,000,000) (the "Loan"). Also concurrently herewith, Lessor has executed in favor of

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Lessee a Non-Recourse Secured Promissory Note ("Lessee's Note"), secured by that certain Deed of Trust with Assignment of Rents and Fixture Filing and Security Agreement (the "Lessee's
Deed of Trust"). Lessor hereby agrees that Lessee shall have the right to make a direct payment to Lender of the component of Base Rent described in subparagraph (b) of EXHIBIT "B" attached
hereto and to deduct same from the payment of Base Rent to Lessor. Further, in the event of any default by Lessor under the Loan, Lessee shall have the right to cure such default by making a payment
directly to the Lender, or correcting the default alleged by the Lender under the Loan and to thereafter offset the amount of the curative payment or the sums expended by Lessee in connection with the
curing of Lessor's default against Lessee's obligations with respect Base Rent under this Lease. Lessee shall have the further right to offset any default in payment by Lessor with respect to the
Lessee's Note against Lessee's obligations with respect to Base Rent under the Lease.

Item
6. Paragraph 7.3. UTILITY INSTALLATIONS; TRADE FIXTURES; ALTERATIONS. Notwithstanding anything to the contrary contained in the Lease, Lessee shall have the right to remove all Trade
Fixtures and personal property upon the expiration or sooner termination of the Lease, provided Lessee shall repair any damage caused by such removal and shall restore the Premises as to the items so
removed only to the condition received. Further, notwithstanding anything to the contrary contained in the Lease, Lessee shall have the further right to develop a parking structure of four
(4) stories and approximately 116,980 square feet, and additional office space of approximately 56,721 square feet, in accordance with the other requirements of this Lease and Lessor shall not
unreasonably withhold consent to any aspect of the development so long as such development is of first quality in substantial conformity with renderings and models presented to Lessor. The rights of
Lessee to develop such projects on the Premises, in accordance with this paragraph, shall terminate for any improvements if physical construction has not started within three (3) years of the
commencement of this Lease and not completed within four (4) years, provided that Lessee has exercised the option to extend this Lease. If Lessee has not exercised the option to extend, all
construction must be completed before three (3) years after commencement of this Lease.

Item
7. Paragraph 7.4(a). OWNERSHIP. The second and third sentences of Paragraph 7.4(a) which permits Lessor at its option to elect in writing to be the owner of all or any specified
part of the Lessee Owned Alterations and Utility Installations are hereby deleted.

Item
8. Paragraph 7.4(c). SURRENDER/RESTORATION. Notwithstanding anything to the contrary contained in Paragraph 7.4(c) or elsewhere in the Lease, Lessee shall have the right but not the
obligation to remove all trade fixtures and personal property installed by Lessee upon the expiration of sooner termination of the Lease, provided Lessee shall repair any damage caused by such removal
and shall restore the Premises as to the items so removed only to the condition received as of the commencement of the Lease as provided in the Lease and shall not otherwise have any obligation to
restore the Premises.

Item
9. Paragraph 8.3(a). PROPERTY INSURANCEBUILDING, IMPROVEMENTS AND RENTAL VALUE. Lessee shall be the Insuring Party and the policy of property insurance to be maintained by
Lessor pursuant to Paragraph 8.3(a) shall name Lessor as an additional insured and provide for loss payable to Lessee in addition to those parties named in Paragraph 8.3(a).

Item
10. Paragraph 8.4. LESSEE'S PROPERTY INSURANCE. Notwithstanding anything to the contrary contained in Paragraph 8.4 or elsewhere in the Lease, Lessee's insurance for Lessee's
personal property shall be in an amount equal to full insurable value of such property, not full replacement cost.

Item
11. Paragraph 8.7. LESSOR'S INDEMNITY. Notwithstanding anything to the contrary contained in Paragraph 8.7 or elsewhere in the Lease, Lessor shall indemnify, protect, defend and
hold harmless Lessee and its agents, partners and lenders from and against any and all claims, damages, costs, liens, judgments, penalties, permits, attorneys' and consultants' fees, expenses and/or
liabilities arising out of, involving, or in dealing with, any act, omission or neglect of Lessor, its agents, contractors, employees or invitees, or out of any default or breach by Lessor in the
performance in a timely manner of any obligation on Lessor's part to be performed under this Lease. The foregoing shall include, but not be limited to, the defense or pursuit of any claim or any
action or proceeding involved therein, and

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whether or not (in the case of claims made against Lessee) litigated and/or reduced to judgment, and whether well founded or not.

Item
12. Paragraph 8.8. EXEMPTION OF LESSOR FROM LIABILITY. Notwithstanding anything to the contrary contained in Paragraph 8.8 or elsewhere in the Lease, the limitations on Lessor's
liability contained in the first two sentences of Paragraph 8.8 shall not apply in the event of the willful misconduct of Lessor.

Item
13. Paragraph 9.1(c). INSURED LOSS. Notwithstanding anything to the contrary contained in Paragraph 9.1(c) or elsewhere in the Lease, a loss shall not be an "Insured Loss" unless
Lessee receives full insurance proceeds adequate to cover such loss exclusive of deductible amounts.

Item
14. Paragraph 9.5. EFFECTIVE DATE OF TERMINATION. Notwithstanding anything to the contrary contained in Paragraph 9.5, termination of the Lease pursuant to Paragraph 9.5
shall be effective as of the date of occurrence of such damage or destruction.

Item
15. Paragraph 9.6. ABATEMENT OF RENT; LESSEE'S REMEDIES. Notwithstanding anything to the contrary contained in Paragraph 9.6 or elsewhere in the Lease, if Lessee's use of the
Premises or any portion thereof is impaired as a result of any Premises Partial Damage or Premises Total Damage, or any failure of Lessor to provide services or access to the Premises, then Lessee's
rent shall be abated or reduced, as the case may be, during the period (the "Abatement Period") and to the extent that Lessee's reasonable use of the Premises continues to be impaired. In the event
Lessor or a Lender commences the repair or restoration of the Premises within thirty (30) days after receipt of notice from Lessee as provided in Paragraph 9.6(b) and this Lease is to
continue in full force and effect as provided in Paragraph 9.6(b), rent shall be abated in proportion to the degree to which Lessee's use of the Premises is reasonably impaired. Any abatement
of rent and other charges under Paragraph 9.6(a) of the Lease shall commence as of the date of the damage or destruction and continue for the period described in Paragraph 9.6(a) of the
Lease.

Item
16. Paragraph 9.7. HAZARDOUS SUBSTANCE CONDITIONS. Paragraph 9.7 of the Lease is hereby deleted in its entirety and is replaced with the following:



Item
17. Paragraph 10.1. REAL PROPERTY TAXES. Notwithstanding anything to the contrary contained in Paragraph 10.1(b) of the Lease, if the amounts paid to Lessor by Lessee exceed the
amount necessary to discharge the obligations of Lessee to pay Real Property Taxes as the same become due, Lessor shall apply such excess amounts towards rent and other monetary obligations of Lessee
next coming due under the Lease.

Item
18. Paragraph 12.1. ASSIGNMENT AND SUBLETTING. Paragraphs 12.1(b) and (c) are hereby deleted. Paragraph 12.1(d) is hereby deleted in its entirety and is replaced with the
following:



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Lessee
shall have the right, without the consent of Lessor, to sublease all or any portion of the Premises. Notwithstanding the provisions of the Lease, none of the following
circumstances shall constitute an assignment of this Lease requiring the consent of Lessor:

(a)  A
transfer, sale or offering for sale of any capital stock of Lessee; or

(b)  An
assignment of this Lease to a legal entity which (i) is the successor by acquisition, merger, restructure, reorganization or otherwise, to all or substantially
all of Lessee's rights and liabilities, or (ii) is controlling, controlled by or under common control with Lessee, or (iii) acquires all or a portion of Lessee's assets or (iv) is
affiliated with or a parent or subsidiary of Lessee.

Item
19. Paragraph 12.2. TERMS AND CONDITIONS APPLICABLE TO ASSIGNMENT AND SUBLETTING. Notwithstanding anything to the contrary contained in Paragraph 12.2:

(a)  The
amount of the non-refundable deposit to be paid by Lessee to Lessor in connection with each request for a consent to an assignment or subletting shall be
no more than Five Hundred Dollars ($500.00).

(b)  Subparagraphs
(g) and (h) of Paragraph 12.2 are hereby deleted in their entirety.

Item
20. Paragraph 13. DEFAULT; BREACH; REMEDIES. Notwithstanding anything to the contrary contained in Paragraph 13.1 or elsewhere in the Lease:

(a)  The
first sentence of Paragraph 13.1 is hereby deleted.

(b)  Intentionally
Omitted.

(c)  Lessee
shall not be in Default with respect to the failure by Lessee to make any payment of Base Rent or any other monetary payment required to be made by Lessee under
the Lease, whether to Lessor or to a third party, unless Lessee shall fail to make payment within five (5) days of when due, unless Lessee has been more than five (5) days late in any
twelve (12) month period, in which case Lessee will thereafter be in default on the date due.

(d)  Lessee
shall not be in Default by reason of the failure of Lessee to provide Lessor with reasonable evidence of insurance or any surety bond required under this Lease
unless Lessee shall fail to cure such failure within ten (10) days after receipt of written notice from Lessor.

(e)  Lessee
shall not be in Default under the Lease by reason of the failure of Lessee to perform any other non-monetary obligation under this Lease other than an
obligation which endangers or threatens life or property, unless such failure continues for a period of twenty (20) days following written notice thereof by or on behalf of Lessor to Lessee.

(f)    Subparagraph
(vi) of Paragraph 13.1(c) of the Lease is hereby deleted in its entirety.

(g)  Lessee
shall have twenty (20) days following written notice by or on behalf of Lessor to Lessee to cure a failure described in Subparagraph (viii) of
Paragraph 13.1(c).

(h)  Paragraph 13.1(g)
of the Lease is hereby deleted in its entirety.

Item
21. Paragraph 13.2. REMEDIES. Notwithstanding anything to the contrary contained in Paragraph 13.2 or elsewhere in the Lease, Lessor shall not have the right to exercise its
remedies unless Lessee shall fail to perform any duty or obligation under the Lease within the applicable cure or grace period described in the Lease or, if no cure or grace period is stated, unless
Lessee shall fail to perform such duty or obligation within ten (10) days following written notice to Lessee.

Item
22. Paragraph 13.3. INDUCEMENT RECAPTURE IN EVENT OF BREACH.

Paragraph 13.3
of the Lease is hereby deleted in its entirety.

Item
23. Paragraph 13.4. LATE CHARGES. Notwithstanding anything to the contrary contained in Paragraph 13.4 or elsewhere in the Lease, Lessor shall not impose a late charge upon Lessee
unless rent or any other sum due from Lessee is not received by Lessor or Lessor's designee within ten (10) days after Lessee receives notice that such amount shall be past due and the late
charge amount

---

shall equal three percent (3%) of such overdue amounts, plus a sum equal to any amount which would be charged by an institutional lender for any payment of which part of the rent is not received five
(5) days before such a late charge would be incurred.

Item
24. Paragraph 13.5. BREACH BY LESSOR. In the event Lessor shall fail to pay current Real Property Taxes or premiums for insurance required to be maintained by Lessor under the Lease before
the same became delinquent, or in the event Lessor fails to perform any other obligation within the time period required under this Lease, Lessee shall have the right, notwithstanding anything to the
contrary contained in the Lease, including without limitation, Paragraphs 13.5 and 30.1, following written notice to Lessor and the passage of five (5) business days without cure by Lessor, to
pay such Real Property Taxes directly to the taxing authority, to obtain comparable insurance in Lessor's stead, to perform such maintenance or to undertake the satisfaction of any other obligation of
Lessor, in which event Lessor shall promptly reimburse Lessee for the actual and reasonable costs which are incurred by Lessee based upon written invoices to be submitted by Lessee to Lessor and if
Lessor shall fail to so reimburse Lessee, Lessee shall have the right to deduct one hundred five percent (105%) such costs from Lessee's next due installment(s) of rent. Notwithstanding the foregoing,
Lessee acknowledges Lessor's right to contest Real Property Taxes and Lessee agrees not to pay Real Property Taxes directly during any period that Lessor is contesting the Real Property Taxes provided
Lessor takes all reasonable steps to prevent the imposition of tax liens upon the Premises such as, without limitation, the posting of appropriate bonds or other security with the taxing authority
during the period of any contest.

Item
25. Paragraph 14. CONDEMNATION. Notwithstanding anything to the contrary contained in Paragraph 14 or elsewhere in the Lease, Lessee shall be entitled to pursue and recover from the
condemning authority any and all such compensation as may be awarded to Lessee including, without limitation, for relocation expenses, damage to or taking of Lessee's property, fixtures and equipment,
loss of goodwill and business interruption and any bonus value of Lessee's leasehold estate. In addition, in order for no reduction of Base Rent to occur, the only portion of the Premises taken must
be land on which there is no building, parking or loading dock.

Item
26. Paragraph 15. BROKERS' FEE. The fee for the Brokers is as set forth in the separate written agreement between Lessor and the Brokers.

Item
27. Paragraph 19. INTEREST ON PAST DUE OBLIGATIONS. Notwithstanding anything to the contrary contained in Paragraph 19 of the Lease, the interest rate for all purposes of the Lease
shall be ten percent (10%) per annum, but not exceeding the maximum rate allowed by law.

Item
28. Paragraph 22. NO PRIOR OR OTHER AGREEMENTS. In furtherance of the provisions of Paragraph 22 of the Lease, Lessor and Lessee acknowledge and agree that the Lease constitutes the
entire agreement of the parties with respect to the Premises and supersedes all prior agreements,
understandings and negotiations between the parties, oral or written, including, without limitation, any prior lease agreements, letter agreements, letters of intent, proposals or otherwise.

Item
29. Paragraph 30. SUBORDINATION; ATTORNMENT; NON-DISTURBANCE. Notwithstanding anything to the contrary contained in Paragraph 30.4 of the Lease, the agreements described
in Paragraph 30 of the Lease shall be effective without the execution of any further documents other than the "non-disturbance agreement" described in Paragraph 30.3. In
addition, Lessee's subordination of this Lease to any presently existing Security Device is expressly conditioned upon Lessee receiving a "non-disturbance agreement" from all beneficiaries
under all existing Security Devices, the content of which shall be as described in Paragraph 30.3. Lessor covenants and agrees to use its best efforts to obtain such non-disturbance
agreements from all beneficiaries under all existing Security Devices promptly following the execution of this Lease by the parties.

Item
30. Reserved.

Item
31. Paragraph 34. SIGNS. Subject to Lessor's prior approval (which approval Lessor will not unreasonably withhold or delay), Lessee shall be permitted to install its usual and customary
signage on and about the Premises, provided such signage complies with all Applicable Laws.

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Item
32. Paragraph 39. OPTIONS. Paragraph 39.2 of the Lease is hereby deleted in its entirety and is replaced with the following:



Item
33. Paragraph 39.4. EFFECT OF DEFAULT ON OPTIONS.

(a)  Paragraph 39.4(a)
is hereby deleted in its entirety and replaced with the following:



(b)  Paragraph 39.4(c)
of the Lease is hereby deleted in its entirety and replaced with the following:



Item
34. Paragraph 40. MULTIPLE BUILDINGS. Lessee's agreement to abide by, keep and observe all reasonable rules and regulations which Lessor may make shall be limited to those rules and
restrictions which are consistently applied by Lessor to the tenants of the project.

Item
35. Paragraph 42. RESERVATIONS. Notwithstanding anything to the contrary contained in Paragraph 42 of the Lease, the exercise by Lessor of its rights reserved in Paragraph 42
shall not interfere with the use of the Premises by Lessee including, without limitation, Lessee's access to the Premises.

Item
36. Paragraph 43. PERFORMANCE UNDER PROTEST. Any party entitled to recover a sum as provided in Paragraph 43 of the Lease shall be entitled to recover interest on such sum as
provided in the Lease and reasonable attorneys' fees.

Item
37. Paragraph 44. AUTHORITY. Paragraph 44 of the Lease is hereby deleted in its entirety and replaced with the following:



Item
38. RIGHT OF FIRST REFUSAL. In the event Lessor shall decide to transfer title of any portion of the Premises, then Lessee shall have the right of first refusal to purchase said Premises. Lessee
shall have thirty (30) calendar days after receipt of notice of proposed sale to exercise its right of refusal.

Item
39. SAVINGS CLAUSE. If any clause or provision of the Lease is illegal, invalid or unenforceable under present or future laws effective during the term of the Lease, then and in that event, it is
the
intention of the parties hereto that the remainder of the Lease shall not be affected thereby, and it is also the intention of the parties to the Lease that, in lieu of each clause or provision of the
Lease that is illegal, invalid or unenforceable, there be added as a part of this Lease a clause or provision as similar in terms to such illegal, invalid, or unenforceable clause or provision as may
be possible and be legal, valid and enforceable.

Item
40. ARBITRATION.

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(a)  Except
in the event of a claim for the failure to pay rent, or other monetary default, all claims or disputes between Lessor and Lessee arising out of, or relating to,
the Lease, other than disputes which the Lease requires to be resolved by appointment of an appraiser, shall be decided by arbitration in accordance with the Commercial Arbitration Rules of the
American Arbitration Association then applicable unless the parties mutually agree otherwise. Venue for such arbitration shall be in Irvine, California. All costs associated with such arbitration
shall be awarded to the prevailing party.

(b)  Notice
of the demand for arbitration by either party to the Lease shall be filed in writing with the other party to the Lease and with the American Arbitration
Association and shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrators shall be final, and judgment may be entered upon it in accordance with
applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no arbitration arising out of or relating to the Lease shall include, by
consolidation, joinder or in any other manner, any person or entity not a party to the Lease under which such arbitration is filed if (1) such person or entity is substantially involved in a
common question of fact or law, (2) the presence of such person or entity is required if complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of
such person or entity in the matter is not insubstantial.

(c)  The
agreement herein among the parties to the Lease and any other written agreement to arbitrate referred to herein shall be specifically enforceable under the
prevailing arbitration law.

Item
41. SUPERSEDES PRIOR LEASE. This Lease and this Addendum, supersede that certain Standard Industrial/Commercial Single-Tenant Lease-Net dated April 18, 1997 (the "Prior Lease")
which is substantially identical to the form hereof. Lessor and Lessee have marked the original of the Prior Lease as "Cancelled". This Lease and Addendum supersede and cancel all prior leases between
Lessor and Lessee.

IN
WITNESS WHEREOF, Lessor and Lessee have executed this Addendum as of the 18th day of April, 1997.

"Lessor"

THE CARTER FAMILY INVESTMENT PARTNERSHIP, L.P., a California limited partnershipBy:

/s/ James C. CarterJames C. Carter, General Partner of The Carter Family Investment Partnership, L.P., a California limited partnership"Lessee"

NATIONAL TELEPHONE & COMMUNICATIONS, INC., a Delaware corporationBy:

/s/ E. R. JacobsIts:

CEO & Chairman


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EXHIBIT "A"

Parcels 1 and 2 of the City of Irvine, as shown on a map recorded in Book 161, Pages 32 and 33 of Parcel Maps, in the office of the County Recorder of Orange
County, including, without limitation, the three industrial buildings and all other improvements presently located thereon and all parking, land, rights and appurtenances thereto.

EXCEPTING
therefrom an undivided one-half interest in all oil, gas, minerals, and other hydrocarbon substances lying below a depth shown below but with no right of surface
entry, as provided in deed.

|                                                                                                                                                                                                        |  |                                                        
|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------- |  | -------------------------------------------------------
|Depth:                                                                                                                                                                                                  |  | 500 feet                                               
|Recorded:                                                                                                                                                                                               |  | April 29, 1970 in Book 9277, page 256, Official Records
|EXCEPTING therefrom an undivided one-half interest in all oil, gas, minerals, and other hydrocarbon substances lying below a depth shown below but with no right of surface entry, as provided in deed.
|Depth:                                                                                                                                                                                                  |  | 500 feet                                               
|Recorded:                                                                                                                                                                                               |  | May 8, 1974 in Book 11138, Page 940, Official Records  

ALSO
EXCEPTING therefrom all of the land described in the deed recorded July 31, 1995 as Instrument No. 95-0324734, Official Records.

EXHIBIT "A"

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EXHIBIT B

Base Rent payable each month during the Original Term shall be the sum of the following:

(a)  Twenty-Five
Thousand Dollars ($25,000) per month (of which the sum of Ten Thousand Dollars ($10,000) shall be abated from the Commencement Date through
December 31, 1997); and

(b)  An
amount equal to the monthly amortizing payment (based on a twenty-five year amortization) on a principal sum of Five Million Dollars ($5,000,000) with
interest on said sum at a rate equal to the One
Year Treasury Bill Rate in effect as of five (5) business days prior to the date of this Lease rounded up to the nearest one-eighth percentage rate, plus three and
one-quarter percent (31/4%) per annum. The amount of Base Rent for the period commencing May 1, 1997 to April 30, 1998 shall be the sum of
Forty-Two Thousand Eight Hundred Nineteen and 9/100 Dollars ($42,819.09). The amount of Base Rent payable pursuant to this subparagraph (b) shall be adjusted annually, commencing on
April 30, 1998, adjusting annually thereafter during the Original Term (the "Base Rent Adjustment Date"). The monthly amortizing payment shall be adjusted and reset to reflect a rate of
interest equal to the One Year United States Treasury Bill Rate quoted for the United States Treasury Bill maturing one (1) year from the Base Rent Adjustment Date (or if there is no United
States Treasury Bill that matures exactly one (1) year from the Base Rent Adjustment Date, then the United States Treasury Bill Rate chosen by Lender (as defined in the Addendum) quoted for the
United States Treasury Bill maturing as close to one (1) year as possible, but in no event maturing greater than one (1) year from the Base Rent Adjustment Date. The rate so calculated
shall be in effect for the following twelve month period of the Original Term.

(c)  An
amount equal to the monthly payment due on that certain Non-Recourse Secured Promissory Note executed by Lessor in favor of Lessee as of the date hereof.
At such time as the entire indebtedness to Lessee pursuant to such Note is fully discharged, Lessee shall have no further obligation to make any payment required by this subparagraph (c) of
this EXHIBIT "B".

EXHIBIT "B"

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